Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$643,268Cash toward the purchase price.
Closing costs + prepaids$20,993Not just lender fees.
Before credits & paid funds$664,261The complete starting cash picture.
Estimated remaining funds due at closing
$664,261No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$643,267.99
Your down payment$643,267.99
Closing costs + prepaids$20,993.49
Total buyer cash needed$664,261.48
Remaining funds due$664,261.48
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%)$10,450.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,008.66
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,254.00
Initial HOA (3 months)$660.00
Prepaid interest, first (12 days)$402.83
Fees + prepaids$20,993.49
Your down payment is the seller’s equity. You take over the $401,732 balance, so the rest of the $1,045,000 price is paid at closing. A second mortgage can cover part of it. $664,261.48 is due at closing. Uses and sources reconcile at $1,065,993.49 each. Not a Closing Disclosure.