Follow the dollars · Assumption only
A complete cash picture for Nov 29, 2026
Your down payment$436,786Cash toward the purchase price.
Closing costs + prepaids$12,172Not just lender fees.
Before credits & paid funds$448,958The complete starting cash picture.
Estimated remaining funds due at closing
$448,958No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$436,786.14
Your down payment$436,786.14
Closing costs + prepaids$12,171.97
Total buyer cash needed$448,958.11
Remaining funds due$448,958.11
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%)$5,409.90
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$521.02
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$408.50
Initial HOA (3 months)$336.00
Prepaid interest, first (2 days)$28.55
Fees + prepaids$12,171.97
Your down payment is the seller’s equity. You take over the $104,204 balance, so the rest of the $540,990 price is paid at closing. A second mortgage can cover part of it. $448,958.11 is due at closing. Uses and sources reconcile at $553,161.97 each. Not a Closing Disclosure.