Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$522,446Cash toward the purchase price.
Closing costs + prepaids$19,918Not just lender fees.
Before credits & paid funds$542,364The complete starting cash picture.
Estimated remaining funds due at closing
$542,364No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$522,446.22
Your down payment$522,446.22
Closing costs + prepaids$19,917.54
Total buyer cash needed$542,363.76
Remaining funds due$542,363.76
Closing costs, itemized
Fees first, then prepaids and escrow.
Assumption fee$763.00
Credit report$200.00
Tax service$80.00
UMe assumption specialist (1%)$9,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,312.77
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,050.50
Initial HOA (3 months)$402.00
Prepaid interest, first (1 days)$84.27
Fees + prepaids$19,917.54
Your down payment is the seller’s equity. You take over the $462,554 balance, so the rest of the $985,000 price is paid at closing. A second mortgage can cover part of it. $542,363.76 is due at closing. Uses and sources reconcile at $1,004,917.54 each. Not a Closing Disclosure.