Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$474,738Cash toward the purchase price.
Closing costs + prepaids$17,172Not just lender fees.
Before credits & paid funds$491,910The complete starting cash picture.
Estimated remaining funds due at closing
$491,910No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$474,737.77
Your down payment$474,737.77
Closing costs + prepaids$17,172.14
Total buyer cash needed$491,909.91
Remaining funds due$491,909.91
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%)$7,790.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,521.31
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$934.75
Initial HOA (3 months)$450.00
Prepaid interest, first (9 days)$258.08
Fees + prepaids$17,172.14
Your down payment is the seller’s equity. You take over the $304,262 balance, so the rest of the $779,000 price is paid at closing. A second mortgage can cover part of it. $491,909.91 is due at closing. Uses and sources reconcile at $796,172.14 each. Not a Closing Disclosure.