Follow the dollars · Assumption only
A complete cash picture for Dec 3, 2026
Your down payment$497,109Cash toward the purchase price.
Closing costs + prepaids$26,693Not just lender fees.
Before credits & paid funds$523,802The complete starting cash picture.
Estimated remaining funds due at closing
$523,802No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$497,108.58
Your down payment$497,108.58
Closing costs + prepaids$26,693.30
Total buyer cash needed$523,801.88
Remaining funds due$523,801.88
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%)$11,800.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,414.46
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$629.00
Initial HOA (3 months)$785.01
Prepaid interest, first (29 days)$3,846.83
Fees + prepaids$26,693.30
Your down payment is the seller’s equity. You take over the $682,891 balance, so the rest of the $1,180,000 price is paid at closing. A second mortgage can cover part of it. $523,801.88 is due at closing. Uses and sources reconcile at $1,206,693.30 each. Not a Closing Disclosure.