Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$744,664Cash toward the purchase price.
Closing costs + prepaids$20,788Not just lender fees.
Before credits & paid funds$765,452The complete starting cash picture.
Estimated remaining funds due at closing
$765,452No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$744,664.43
Your down payment$744,664.43
Closing costs + prepaids$20,787.83
Total buyer cash needed$765,452.25
Remaining funds due$765,452.25
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%)$9,890.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,221.68
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,472.50
Initial HOA (3 months)$324.00
Prepaid interest, first (28 days)$661.65
Fees + prepaids$20,787.83
Your down payment is the seller’s equity. You take over the $244,336 balance, so the rest of the $989,000 price is paid at closing. A second mortgage can cover part of it. $765,452.25 is due at closing. Uses and sources reconcile at $1,009,787.83 each. Not a Closing Disclosure.