Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$521,205Cash toward the purchase price.
Closing costs + prepaids$25,646Not just lender fees.
Before credits & paid funds$546,851The complete starting cash picture.
Estimated remaining funds due at closing
$546,851No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$521,205.09
Your down payment$521,205.09
Closing costs + prepaids$25,646.15
Total buyer cash needed$546,851.24
Remaining funds due$546,851.24
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%)$3,643.97
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,007.25
Initial HOA (3 months)$290.01
Prepaid interest, first (31 days)$1,986.91
Fees + prepaids$25,646.15
Your down payment is the seller’s equity. You take over the $728,795 balance, so the rest of the $1,250,000 price is paid at closing. A second mortgage can cover part of it. $546,851.24 is due at closing. Uses and sources reconcile at $1,275,646.15 each. Not a Closing Disclosure.