Follow the dollars · Assumption only
A complete cash picture for Dec 6, 2026
Your down payment$759,739Cash toward the purchase price.
Closing costs + prepaids$26,794Not just lender fees.
Before credits & paid funds$786,532The complete starting cash picture.
Estimated remaining funds due at closing
$786,532No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$759,738.70
Your down payment$759,738.70
Closing costs + prepaids$26,793.72
Total buyer cash needed$786,532.42
Remaining funds due$786,532.42
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%)$2,446.31
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)$1,440.00
Prepaid interest, first (26 days)$1,076.91
Fees + prepaids$26,793.72
Your down payment is the seller’s equity. You take over the $489,261 balance, so the rest of the $1,249,000 price is paid at closing. A second mortgage can cover part of it. $786,532.42 is due at closing. Uses and sources reconcile at $1,275,793.72 each. Not a Closing Disclosure.