Follow the dollars · Assumption only
A complete cash picture for Dec 4, 2026
Your down payment$464,288Cash toward the purchase price.
Closing costs + prepaids$28,160Not just lender fees.
Before credits & paid funds$492,447The complete starting cash picture.
Estimated remaining funds due at closing
$492,447No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$464,287.91
Your down payment$464,287.91
Closing costs + prepaids$28,159.58
Total buyer cash needed$492,447.49
Remaining funds due$492,447.49
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%)$12,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,923.56
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$3,122.50
Initial HOA (3 months)$720.00
Prepaid interest, first (28 days)$1,685.52
Fees + prepaids$28,159.58
Your down payment is the seller’s equity. You take over the $784,712 balance, so the rest of the $1,249,000 price is paid at closing. A second mortgage can cover part of it. $492,447.49 is due at closing. Uses and sources reconcile at $1,277,159.58 each. Not a Closing Disclosure.