Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$561,655Cash toward the purchase price.
Closing costs + prepaids$23,893Not just lender fees.
Before credits & paid funds$585,548The complete starting cash picture.
Estimated remaining funds due at closing
$585,548No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$561,655.31
Your down payment$561,655.31
Closing costs + prepaids$23,892.64
Total buyer cash needed$585,547.95
Remaining funds due$585,547.95
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%)$12,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,191.72
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,440.00
Initial HOA (3 months)$279.00
Prepaid interest, first (12 days)$763.91
Fees + prepaids$23,892.64
Your down payment is the seller’s equity. You take over the $638,345 balance, so the rest of the $1,200,000 price is paid at closing. A second mortgage can cover part of it. $585,547.95 is due at closing. Uses and sources reconcile at $1,223,892.64 each. Not a Closing Disclosure.