Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$454,507Cash toward the purchase price.
Closing costs + prepaids$18,775Not just lender fees.
Before credits & paid funds$473,282The complete starting cash picture.
Estimated remaining funds due at closing
$473,282No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$454,506.76
Your down payment$454,506.76
Closing costs + prepaids$18,774.75
Total buyer cash needed$473,281.51
Remaining funds due$473,281.51
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%)$9,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,227.47
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$750.25
Initial HOA (3 months)$534.00
Prepaid interest, first (1 days)$45.04
Fees + prepaids$18,774.75
Your down payment is the seller’s equity. You take over the $445,493 balance, so the rest of the $900,000 price is paid at closing. A second mortgage can cover part of it. $473,281.51 is due at closing. Uses and sources reconcile at $918,774.75 each. Not a Closing Disclosure.