Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$488,675Cash toward the purchase price.
Closing costs + prepaids$27,011Not just lender fees.
Before credits & paid funds$515,686The complete starting cash picture.
Estimated remaining funds due at closing
$515,686No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$488,675.24
Your down payment$488,675.24
Closing costs + prepaids$27,010.94
Total buyer cash needed$515,686.18
Remaining funds due$515,686.18
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%)$12,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,806.62
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,671.00
Initial HOA (3 months)$162.51
Prepaid interest, first (28 days)$1,652.80
Fees + prepaids$27,010.94
Your down payment is the seller’s equity. You take over the $761,325 balance, so the rest of the $1,250,000 price is paid at closing. A second mortgage can cover part of it. $515,686.18 is due at closing. Uses and sources reconcile at $1,277,010.94 each. Not a Closing Disclosure.