Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$489,370Cash toward the purchase price.
Closing costs + prepaids$29,826Not just lender fees.
Before credits & paid funds$519,196The complete starting cash picture.
Estimated remaining funds due at closing
$519,196No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$489,369.70
Your down payment$489,369.70
Closing costs + prepaids$29,825.95
Total buyer cash needed$519,195.65
Remaining funds due$519,195.65
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%)$12,590.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,848.15
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$3,862.00
Initial HOA (3 months)$9.99
Prepaid interest, first (23 days)$3,297.81
Fees + prepaids$29,825.95
Your down payment is the seller’s equity. You take over the $769,630 balance, so the rest of the $1,259,000 price is paid at closing. A second mortgage can cover part of it. $519,195.65 is due at closing. Uses and sources reconcile at $1,288,825.95 each. Not a Closing Disclosure.