Follow the dollars · Assumption only
A complete cash picture for Dec 9, 2026
Your down payment$785,714Cash toward the purchase price.
Closing costs + prepaids$23,707Not just lender fees.
Before credits & paid funds$809,422The complete starting cash picture.
Estimated remaining funds due at closing
$809,422No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$785,714.47
Your down payment$785,714.47
Closing costs + prepaids$23,707.27
Total buyer cash needed$809,421.74
Remaining funds due$809,421.74
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%)$12,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,321.43
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,794.00
Initial HOA (3 months)$31.26
Prepaid interest, first (23 days)$842.58
Fees + prepaids$23,707.27
Your down payment is the seller’s equity. You take over the $464,286 balance, so the rest of the $1,250,000 price is paid at closing. A second mortgage can cover part of it. $809,421.74 is due at closing. Uses and sources reconcile at $1,273,707.27 each. Not a Closing Disclosure.