Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$533,959Cash toward the purchase price.
Closing costs + prepaids$16,296Not just lender fees.
Before credits & paid funds$550,255The complete starting cash picture.
Estimated remaining funds due at closing
$550,255No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$533,958.99
Your down payment$533,958.99
Closing costs + prepaids$16,296.01
Total buyer cash needed$550,255.00
Remaining funds due$550,255.00
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%)$7,720.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,190.21
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$926.50
Initial HOA (3 months)$30.00
Prepaid interest, first (9 days)$211.30
Fees + prepaids$16,296.01
Your down payment is the seller’s equity. You take over the $238,041 balance, so the rest of the $772,000 price is paid at closing. A second mortgage can cover part of it. $550,255.00 is due at closing. Uses and sources reconcile at $788,296.01 each. Not a Closing Disclosure.