Follow the dollars · Assumption only
A complete cash picture for Dec 14, 2026
Your down payment$535,762Cash toward the purchase price.
Closing costs + prepaids$17,716Not just lender fees.
Before credits & paid funds$553,478The complete starting cash picture.
Estimated remaining funds due at closing
$553,478No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$535,762.06
Your down payment$535,762.06
Closing costs + prepaids$17,715.77
Total buyer cash needed$553,477.82
Remaining funds due$553,477.82
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%)$8,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,546.19
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,014.00
Initial HOA (3 months)$71.25
Prepaid interest, first (18 days)$416.33
Fees + prepaids$17,715.77
Your down payment is the seller’s equity. You take over the $309,238 balance, so the rest of the $845,000 price is paid at closing. A second mortgage can cover part of it. $553,477.82 is due at closing. Uses and sources reconcile at $862,715.77 each. Not a Closing Disclosure.