Follow the dollars · Assumption only
A complete cash picture for Dec 25, 2026
Your down payment$426,578Cash toward the purchase price.
Closing costs + prepaids$12,823Not just lender fees.
Before credits & paid funds$439,401The complete starting cash picture.
Estimated remaining funds due at closing
$439,401No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$426,577.64
Your down payment$426,577.64
Closing costs + prepaids$12,823.23
Total buyer cash needed$439,400.87
Remaining funds due$439,400.87
Closing costs, itemized
Fees first, then prepaids and escrow.
Assumption fee$1,800.00
Credit report$250.00
UMe assumption specialist (1%)$5,500.00
Title & settlement$1,825.00
Recording fee$100.00
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$660.00
Initial HOA (3 months)$81.24
Prepaid interest, first (7 days)$106.99
Fees + prepaids$12,823.23
Your down payment is the seller’s equity. You take over the $123,422 balance, so the rest of the $550,000 price is paid at closing. A second mortgage can cover part of it. $439,400.87 is due at closing. Uses and sources reconcile at $562,823.23 each. Not a Closing Disclosure.