Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$740,132Cash toward the purchase price.
Closing costs + prepaids$30,770Not just lender fees.
Before credits & paid funds$770,902The complete starting cash picture.
Estimated remaining funds due at closing
$770,902No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$740,132.19
Your down payment$740,132.19
Closing costs + prepaids$30,769.82
Total buyer cash needed$770,902.01
Remaining funds due$770,902.01
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%)$14,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,549.34
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$3,625.00
Initial HOA (3 months)$525.00
Prepaid interest, first (27 days)$2,352.48
Fees + prepaids$30,769.82
Your down payment is the seller’s equity. You take over the $709,868 balance, so the rest of the $1,450,000 price is paid at closing. A second mortgage can cover part of it. $770,902.01 is due at closing. Uses and sources reconcile at $1,480,769.82 each. Not a Closing Disclosure.