Follow the dollars · Assumption only
A complete cash picture for Dec 14, 2026
Your down payment$480,642Cash toward the purchase price.
Closing costs + prepaids$18,999Not just lender fees.
Before credits & paid funds$499,641The complete starting cash picture.
Estimated remaining funds due at closing
$499,641No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$480,641.74
Your down payment$480,641.74
Closing costs + prepaids$18,998.92
Total buyer cash needed$499,640.66
Remaining funds due$499,640.66
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%)$8,900.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,046.79
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,068.00
Initial HOA (3 months)$215.01
Prepaid interest, first (18 days)$551.12
Fees + prepaids$18,998.92
Your down payment is the seller’s equity. You take over the $409,358 balance, so the rest of the $890,000 price is paid at closing. A second mortgage can cover part of it. $499,640.66 is due at closing. Uses and sources reconcile at $908,998.92 each. Not a Closing Disclosure.