Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$470,435Cash toward the purchase price.
Closing costs + prepaids$29,588Not just lender fees.
Before credits & paid funds$500,023The complete starting cash picture.
Estimated remaining funds due at closing
$500,023No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$470,434.77
Your down payment$470,434.77
Closing costs + prepaids$29,588.13
Total buyer cash needed$500,022.90
Remaining funds due$500,022.90
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%)$4,122.83
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 (31 days)$4,552.05
Fees + prepaids$29,588.13
Your down payment is the seller’s equity. You take over the $824,565 balance, so the rest of the $1,295,000 price is paid at closing. A second mortgage can cover part of it. $500,022.90 is due at closing. Uses and sources reconcile at $1,324,588.13 each. Not a Closing Disclosure.