Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$711,162Cash toward the purchase price.
Closing costs + prepaids$26,037Not just lender fees.
Before credits & paid funds$737,198The complete starting cash picture.
Estimated remaining funds due at closing
$737,198No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$711,161.81
Your down payment$711,161.81
Closing costs + prepaids$26,036.52
Total buyer cash needed$737,198.33
Remaining funds due$737,198.33
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%)$2,694.19
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$3,125.00
Initial HOA (3 months)$375.00
Prepaid interest, first (28 days)$1,124.33
Fees + prepaids$26,036.52
Your down payment is the seller’s equity. You take over the $538,838 balance, so the rest of the $1,250,000 price is paid at closing. A second mortgage can cover part of it. $737,198.33 is due at closing. Uses and sources reconcile at $1,276,036.52 each. Not a Closing Disclosure.