Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$713,263Cash toward the purchase price.
Closing costs + prepaids$30,550Not just lender fees.
Before credits & paid funds$743,813The complete starting cash picture.
Estimated remaining funds due at closing
$743,813No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$713,262.63
Your down payment$713,262.63
Closing costs + prepaids$30,550.50
Total buyer cash needed$743,813.12
Remaining funds due$743,813.12
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%)$11,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,408.69
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,987.50
Initial HOA (3 months)$5,922.00
Prepaid interest, first (28 days)$1,064.31
Fees + prepaids$30,550.50
Your down payment is the seller’s equity. You take over the $481,737 balance, so the rest of the $1,195,000 price is paid at closing. A second mortgage can cover part of it. $743,813.12 is due at closing. Uses and sources reconcile at $1,225,550.50 each. Not a Closing Disclosure.