Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$485,665Cash toward the purchase price.
Closing costs + prepaids$26,481Not just lender fees.
Before credits & paid funds$512,147The complete starting cash picture.
Estimated remaining funds due at closing
$512,147No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$485,665.46
Your down payment$485,665.46
Closing costs + prepaids$26,481.37
Total buyer cash needed$512,146.83
Remaining funds due$512,146.83
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%)$12,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,571.67
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$3,000.00
Initial HOA (3 months)$228.00
Prepaid interest, first (27 days)$1,463.70
Fees + prepaids$26,481.37
Your down payment is the seller’s equity. You take over the $714,335 balance, so the rest of the $1,200,000 price is paid at closing. A second mortgage can cover part of it. $512,146.83 is due at closing. Uses and sources reconcile at $1,226,481.37 each. Not a Closing Disclosure.