Follow the dollars · Assumption only
A complete cash picture for Dec 22, 2026
Your down payment$478,122Cash toward the purchase price.
Closing costs + prepaids$18,308Not just lender fees.
Before credits & paid funds$496,430The complete starting cash picture.
Estimated remaining funds due at closing
$496,430No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$478,121.77
Your down payment$478,121.77
Closing costs + prepaids$18,308.44
Total buyer cash needed$496,430.21
Remaining funds due$496,430.21
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%)$8,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,859.39
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,020.00
Initial HOA (3 months)$384.00
Prepaid interest, first (10 days)$327.05
Fees + prepaids$18,308.44
Your down payment is the seller’s equity. You take over the $371,878 balance, so the rest of the $850,000 price is paid at closing. A second mortgage can cover part of it. $496,430.21 is due at closing. Uses and sources reconcile at $868,308.44 each. Not a Closing Disclosure.