Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$425,306Cash toward the purchase price.
Closing costs + prepaids$12,695Not just lender fees.
Before credits & paid funds$438,001The complete starting cash picture.
Estimated remaining funds due at closing
$438,001No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$425,305.66
Your down payment$425,305.66
Closing costs + prepaids$12,695.49
Total buyer cash needed$438,001.15
Remaining funds due$438,001.15
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%)$5,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$623.47
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$554.75
Initial HOA (3 months)$291.00
Prepaid interest, first (20 days)$258.27
Fees + prepaids$12,695.49
Your down payment is the seller’s equity. You take over the $124,694 balance, so the rest of the $550,000 price is paid at closing. A second mortgage can cover part of it. $438,001.15 is due at closing. Uses and sources reconcile at $562,695.49 each. Not a Closing Disclosure.