Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$543,035Cash toward the purchase price.
Closing costs + prepaids$17,930Not just lender fees.
Before credits & paid funds$560,964The complete starting cash picture.
Estimated remaining funds due at closing
$560,964No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$543,034.63
Your down payment$543,034.63
Closing costs + prepaids$17,929.66
Total buyer cash needed$560,964.29
Remaining funds due$560,964.29
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%)$8,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,534.83
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,186.50
Initial HOA (3 months)$455.01
Prepaid interest, first (1 days)$35.32
Fees + prepaids$17,929.66
Your down payment is the seller’s equity. You take over the $306,965 balance, so the rest of the $850,000 price is paid at closing. A second mortgage can cover part of it. $560,964.29 is due at closing. Uses and sources reconcile at $867,929.66 each. Not a Closing Disclosure.