Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$735,966Cash toward the purchase price.
Closing costs + prepaids$23,301Not just lender fees.
Before credits & paid funds$759,266The complete starting cash picture.
Estimated remaining funds due at closing
$759,266No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$735,965.64
Your down payment$735,965.64
Closing costs + prepaids$23,300.70
Total buyer cash needed$759,266.34
Remaining funds due$759,266.34
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%)$2,570.17
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)$27.51
Prepaid interest, first (12 days)$485.02
Fees + prepaids$23,300.70
Your down payment is the seller’s equity. You take over the $514,034 balance, so the rest of the $1,250,000 price is paid at closing. A second mortgage can cover part of it. $759,266.34 is due at closing. Uses and sources reconcile at $1,273,300.70 each. Not a Closing Disclosure.