Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$439,009Cash toward the purchase price.
Closing costs + prepaids$21,965Not just lender fees.
Before credits & paid funds$460,974The complete starting cash picture.
Estimated remaining funds due at closing
$460,974No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$439,009.26
Your down payment$439,009.26
Closing costs + prepaids$21,965.00
Total buyer cash needed$460,974.26
Remaining funds due$460,974.26
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%)$10,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,804.95
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,618.50
Initial HOA (3 months)$309.00
Prepaid interest, first (23 days)$1,014.55
Fees + prepaids$21,965.00
Your down payment is the seller’s equity. You take over the $560,991 balance, so the rest of the $1,000,000 price is paid at closing. A second mortgage can cover part of it. $460,974.26 is due at closing. Uses and sources reconcile at $1,021,965.00 each. Not a Closing Disclosure.