Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$561,655Cash toward the purchase price.
Closing costs + prepaids$25,349Not just lender fees.
Before credits & paid funds$587,004The complete starting cash picture.
Estimated remaining funds due at closing
$587,004No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$561,655.31
Your down payment$561,655.31
Closing costs + prepaids$25,349.14
Total buyer cash needed$587,004.46
Remaining funds due$587,004.46
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%)$12,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,191.72
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,196.25
Initial HOA (3 months)$279.00
Prepaid interest, first (23 days)$1,464.17
Fees + prepaids$25,349.14
Your down payment is the seller’s equity. You take over the $638,345 balance, so the rest of the $1,200,000 price is paid at closing. A second mortgage can cover part of it. $587,004.46 is due at closing. Uses and sources reconcile at $1,225,349.14 each. Not a Closing Disclosure.