Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$523,265Cash toward the purchase price.
Closing costs + prepaids$24,421Not just lender fees.
Before credits & paid funds$547,686The complete starting cash picture.
Estimated remaining funds due at closing
$547,686No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$523,264.91
Your down payment$523,264.91
Closing costs + prepaids$24,421.07
Total buyer cash needed$547,685.98
Remaining funds due$547,685.98
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%)$11,999.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,383.18
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$850.00
Initial HOA (3 months)$372.00
Prepaid interest, first (23 days)$1,598.90
Fees + prepaids$24,421.07
Your down payment is the seller’s equity. You take over the $676,635 balance, so the rest of the $1,199,900 price is paid at closing. A second mortgage can cover part of it. $547,685.98 is due at closing. Uses and sources reconcile at $1,224,321.07 each. Not a Closing Disclosure.