Follow the dollars · Assumption only
A complete cash picture for Dec 5, 2026
Your down payment$1,251,775Cash toward the purchase price.
Closing costs + prepaids$20,259Not just lender fees.
Before credits & paid funds$1,272,034The complete starting cash picture.
Estimated remaining funds due at closing
$1,272,034No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$1,251,774.57
Your down payment$1,251,774.57
Closing costs + prepaids$20,259.13
Total buyer cash needed$1,272,033.70
Remaining funds due$1,272,033.70
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%)$12,750.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$116.13
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,033.00
Initial HOA (3 months)$75.00
Prepaid interest, first (27 days)$67.00
Fees + prepaids$20,259.13
Your down payment is the seller’s equity. You take over the $23,225 balance, so the rest of the $1,275,000 price is paid at closing. A second mortgage can cover part of it. $1,272,033.70 is due at closing. Uses and sources reconcile at $1,295,259.13 each. Not a Closing Disclosure.