Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$441,481Cash toward the purchase price.
Closing costs + prepaids$18,516Not just lender fees.
Before credits & paid funds$459,997The complete starting cash picture.
Estimated remaining funds due at closing
$459,997No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$441,480.82
Your down payment$441,480.82
Closing costs + prepaids$18,516.08
Total buyer cash needed$459,996.90
Remaining funds due$459,996.90
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%)$2,017.60
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)$516.00
Prepaid interest, first (9 days)$300.48
Fees + prepaids$18,516.08
Your down payment is the seller’s equity. You take over the $403,519 balance, so the rest of the $845,000 price is paid at closing. A second mortgage can cover part of it. $459,996.90 is due at closing. Uses and sources reconcile at $863,516.08 each. Not a Closing Disclosure.