Follow the dollars · Assumption only
A complete cash picture for Dec 25, 2026
Your down payment$425,185Cash toward the purchase price.
Closing costs + prepaids$20,595Not just lender fees.
Before credits & paid funds$445,780The complete starting cash picture.
Estimated remaining funds due at closing
$445,780No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$425,185.09
Your down payment$425,185.09
Closing costs + prepaids$20,594.86
Total buyer cash needed$445,779.95
Remaining funds due$445,779.95
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%)$9,800.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,774.07
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,176.00
Initial HOA (3 months)$330.99
Prepaid interest, first (7 days)$295.80
Fees + prepaids$20,594.86
Your down payment is the seller’s equity. You take over the $554,815 balance, so the rest of the $980,000 price is paid at closing. A second mortgage can cover part of it. $445,779.95 is due at closing. Uses and sources reconcile at $1,000,594.86 each. Not a Closing Disclosure.