Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$966,290Cash toward the purchase price.
Closing costs + prepaids$22,633Not just lender fees.
Before credits & paid funds$988,924The complete starting cash picture.
Estimated remaining funds due at closing
$988,924No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$966,290.08
Your down payment$966,290.08
Closing costs + prepaids$22,633.50
Total buyer cash needed$988,923.57
Remaining funds due$988,923.57
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%)$1,643.55
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$756.25
Initial HOA (3 months)$66.24
Prepaid interest, first (31 days)$999.46
Fees + prepaids$22,633.50
Your down payment is the seller’s equity. You take over the $328,710 balance, so the rest of the $1,295,000 price is paid at closing. A second mortgage can cover part of it. $988,923.57 is due at closing. Uses and sources reconcile at $1,317,633.50 each. Not a Closing Disclosure.