Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$404,990Cash toward the purchase price.
Closing costs + prepaids$25,337Not just lender fees.
Before credits & paid funds$430,327The complete starting cash picture.
Estimated remaining funds due at closing
$430,327No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$404,989.79
Your down payment$404,989.79
Closing costs + prepaids$25,336.74
Total buyer cash needed$430,326.53
Remaining funds due$430,326.53
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%)$3,975.05
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$976.25
Prepaid interest, first (31 days)$2,167.44
Fees + prepaids$25,336.74
Your down payment is the seller’s equity. You take over the $795,010 balance, so the rest of the $1,200,000 price is paid at closing. A second mortgage can cover part of it. $430,326.53 is due at closing. Uses and sources reconcile at $1,225,336.74 each. Not a Closing Disclosure.