Follow the dollars · Assumption only
A complete cash picture for Dec 14, 2026
Your down payment$459,790Cash toward the purchase price.
Closing costs + prepaids$13,776Not just lender fees.
Before credits & paid funds$473,566The complete starting cash picture.
Estimated remaining funds due at closing
$473,566No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$459,790.01
Your down payment$459,790.01
Closing costs + prepaids$13,775.74
Total buyer cash needed$473,565.76
Remaining funds due$473,565.76
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%)$876.05
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$624.75
Initial HOA (3 months)$215.01
Prepaid interest, first (18 days)$241.93
Fees + prepaids$13,775.74
Your down payment is the seller’s equity. You take over the $175,210 balance, so the rest of the $635,000 price is paid at closing. A second mortgage can cover part of it. $473,565.76 is due at closing. Uses and sources reconcile at $648,775.74 each. Not a Closing Disclosure.