Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$836,131Cash toward the purchase price.
Closing costs + prepaids$25,570Not just lender fees.
Before credits & paid funds$861,702The complete starting cash picture.
Estimated remaining funds due at closing
$861,702No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$836,131.41
Your down payment$836,131.41
Closing costs + prepaids$25,570.36
Total buyer cash needed$861,701.77
Remaining funds due$861,701.77
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%)$2,069.34
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$3,125.00
Initial HOA (3 months)$750.00
Prepaid interest, first (22 days)$908.02
Fees + prepaids$25,570.36
Your down payment is the seller’s equity. You take over the $413,869 balance, so the rest of the $1,250,000 price is paid at closing. A second mortgage can cover part of it. $861,701.77 is due at closing. Uses and sources reconcile at $1,275,570.36 each. Not a Closing Disclosure.