Follow the dollars · Assumption only
A complete cash picture for Dec 22, 2026
Your down payment$522,905Cash toward the purchase price.
Closing costs + prepaids$20,804Not just lender fees.
Before credits & paid funds$543,710The complete starting cash picture.
Estimated remaining funds due at closing
$543,710No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$522,905.35
Your down payment$522,905.35
Closing costs + prepaids$20,804.37
Total buyer cash needed$543,709.72
Remaining funds due$543,709.72
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%)$9,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,310.47
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,182.00
Initial HOA (3 months)$402.00
Prepaid interest, first (10 days)$841.90
Fees + prepaids$20,804.37
Your down payment is the seller’s equity. You take over the $462,095 balance, so the rest of the $985,000 price is paid at closing. A second mortgage can cover part of it. $543,709.72 is due at closing. Uses and sources reconcile at $1,005,804.37 each. Not a Closing Disclosure.