Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$488,675Cash toward the purchase price.
Closing costs + prepaids$24,895Not just lender fees.
Before credits & paid funds$513,571The complete starting cash picture.
Estimated remaining funds due at closing
$513,571No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$488,675.24
Your down payment$488,675.24
Closing costs + prepaids$24,895.48
Total buyer cash needed$513,570.72
Remaining funds due$513,570.72
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%)$3,806.62
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,500.00
Initial HOA (3 months)$162.51
Prepaid interest, first (12 days)$708.34
Fees + prepaids$24,895.48
Your down payment is the seller’s equity. You take over the $761,325 balance, so the rest of the $1,250,000 price is paid at closing. A second mortgage can cover part of it. $513,570.72 is due at closing. Uses and sources reconcile at $1,274,895.48 each. Not a Closing Disclosure.