Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$85,725Cash toward the purchase price.
Closing costs + prepaids$32,274Not just lender fees.
Before credits & paid funds$117,999The complete starting cash picture.
Estimated remaining funds due at closing
$117,999No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$85,725.15
Your down payment$85,725.15
Closing costs + prepaids$32,273.61
Total buyer cash needed$117,998.76
Remaining funds due$117,998.76
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%)$6,071.37
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,106.00
Initial HOA (3 months)$258.00
Prepaid interest, first (31 days)$4,620.23
Fees + prepaids$32,273.61
Your down payment is the seller’s equity. You take over the $1,214,275 balance, so the rest of the $1,300,000 price is paid at closing. A second mortgage can cover part of it. $117,998.76 is due at closing. Uses and sources reconcile at $1,332,273.61 each. Not a Closing Disclosure.