Follow the dollars · Assumption only
A complete cash picture for Dec 2, 2026
Your down payment$763,951Cash toward the purchase price.
Closing costs + prepaids$21,583Not just lender fees.
Before credits & paid funds$785,534The complete starting cash picture.
Estimated remaining funds due at closing
$785,534No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$763,951.15
Your down payment$763,951.15
Closing costs + prepaids$21,583.21
Total buyer cash needed$785,534.36
Remaining funds due$785,534.36
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%)$11,500.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,930.24
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,006.25
Initial HOA (3 months)$62.49
Prepaid interest, first (30 days)$866.23
Fees + prepaids$21,583.21
Your down payment is the seller’s equity. You take over the $386,049 balance, so the rest of the $1,150,000 price is paid at closing. A second mortgage can cover part of it. $785,534.36 is due at closing. Uses and sources reconcile at $1,171,583.21 each. Not a Closing Disclosure.