Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$469,630Cash toward the purchase price.
Closing costs + prepaids$25,187Not just lender fees.
Before credits & paid funds$494,817The complete starting cash picture.
Estimated remaining funds due at closing
$494,817No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$469,629.65
Your down payment$469,629.65
Closing costs + prepaids$25,187.09
Total buyer cash needed$494,816.74
Remaining funds due$494,816.74
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%)$12,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$4,126.85
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,307.25
Initial HOA (3 months)$438.00
Prepaid interest, first (1 days)$146.98
Fees + prepaids$25,187.09
Your down payment is the seller’s equity. You take over the $825,370 balance, so the rest of the $1,295,000 price is paid at closing. A second mortgage can cover part of it. $494,816.74 is due at closing. Uses and sources reconcile at $1,320,187.09 each. Not a Closing Disclosure.