Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$522,384Cash toward the purchase price.
Closing costs + prepaids$29,744Not just lender fees.
Before credits & paid funds$552,128The complete starting cash picture.
Estimated remaining funds due at closing
$552,128No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$522,384.33
Your down payment$522,384.33
Closing costs + prepaids$29,743.98
Total buyer cash needed$552,128.31
Remaining funds due$552,128.31
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%)$3,863.08
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$4,073.00
Initial HOA (3 months)$1,155.00
Prepaid interest, first (23 days)$1,484.90
Fees + prepaids$29,743.98
Your down payment is the seller’s equity. You take over the $772,616 balance, so the rest of the $1,295,000 price is paid at closing. A second mortgage can cover part of it. $552,128.31 is due at closing. Uses and sources reconcile at $1,324,743.98 each. Not a Closing Disclosure.