Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$945,181Cash toward the purchase price.
Closing costs + prepaids$24,273Not just lender fees.
Before credits & paid funds$969,453The complete starting cash picture.
Estimated remaining funds due at closing
$969,453No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$945,180.52
Your down payment$945,180.52
Closing costs + prepaids$24,272.77
Total buyer cash needed$969,453.29
Remaining funds due$969,453.29
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%)$13,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,774.10
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,209.50
Initial HOA (3 months)$474.00
Prepaid interest, first (31 days)$1,597.17
Fees + prepaids$24,272.77
Your down payment is the seller’s equity. You take over the $354,819 balance, so the rest of the $1,300,000 price is paid at closing. A second mortgage can cover part of it. $969,453.29 is due at closing. Uses and sources reconcile at $1,324,272.77 each. Not a Closing Disclosure.