Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$880,355Cash toward the purchase price.
Closing costs + prepaids$24,392Not just lender fees.
Before credits & paid funds$904,746The complete starting cash picture.
Estimated remaining funds due at closing
$904,746No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$880,354.62
Your down payment$880,354.62
Closing costs + prepaids$24,391.77
Total buyer cash needed$904,746.38
Remaining funds due$904,746.38
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%)$12,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,073.23
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,211.25
Initial HOA (3 months)$105.00
Prepaid interest, first (27 days)$834.29
Fees + prepaids$24,391.77
Your down payment is the seller’s equity. You take over the $414,645 balance, so the rest of the $1,295,000 price is paid at closing. A second mortgage can cover part of it. $904,746.38 is due at closing. Uses and sources reconcile at $1,319,391.77 each. Not a Closing Disclosure.