Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$2,009,535Cash toward the purchase price.
Closing costs + prepaids$42,977Not just lender fees.
Before credits & paid funds$2,052,512The complete starting cash picture.
Estimated remaining funds due at closing
$2,052,512No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$2,009,535.16
Your down payment$2,009,535.16
Closing costs + prepaids$42,977.32
Total buyer cash needed$2,052,512.48
Remaining funds due$2,052,512.48
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%)$25,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,702.32
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$5,804.25
Initial HOA (3 months)$278.01
Prepaid interest, first (27 days)$2,474.74
Fees + prepaids$42,977.32
Your down payment is the seller’s equity. You take over the $540,465 balance, so the rest of the $2,550,000 price is paid at closing. A second mortgage can cover part of it. $2,052,512.48 is due at closing. Uses and sources reconcile at $2,592,977.32 each. Not a Closing Disclosure.