Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$412,125Cash toward the purchase price.
Closing costs + prepaids$14,161Not just lender fees.
Before credits & paid funds$426,285The complete starting cash picture.
Estimated remaining funds due at closing
$426,285No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$412,124.55
Your down payment$412,124.55
Closing costs + prepaids$14,160.65
Total buyer cash needed$426,285.20
Remaining funds due$426,285.20
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%)$6,350.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,114.38
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$793.00
Initial HOA (3 months)$96.99
Prepaid interest, first (20 days)$338.28
Fees + prepaids$14,160.65
Your down payment is the seller’s equity. You take over the $222,875 balance, so the rest of the $635,000 price is paid at closing. A second mortgage can cover part of it. $426,285.20 is due at closing. Uses and sources reconcile at $649,160.65 each. Not a Closing Disclosure.