Follow the dollars · Assumption only
A complete cash picture for Dec 6, 2026
Your down payment$738,251Cash toward the purchase price.
Closing costs + prepaids$22,794Not just lender fees.
Before credits & paid funds$761,045The complete starting cash picture.
Estimated remaining funds due at closing
$761,045No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$738,251.05
Your down payment$738,251.05
Closing costs + prepaids$22,794.34
Total buyer cash needed$761,045.39
Remaining funds due$761,045.39
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%)$11,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,058.74
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$512.00
Initial HOA (3 months)$693.00
Prepaid interest, first (26 days)$1,812.60
Fees + prepaids$22,794.34
Your down payment is the seller’s equity. You take over the $411,749 balance, so the rest of the $1,150,000 price is paid at closing. A second mortgage can cover part of it. $761,045.39 is due at closing. Uses and sources reconcile at $1,172,794.34 each. Not a Closing Disclosure.