Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$785,297Cash toward the purchase price.
Closing costs + prepaids$30,835Not just lender fees.
Before credits & paid funds$816,132The complete starting cash picture.
Estimated remaining funds due at closing
$816,132No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$785,296.59
Your down payment$785,296.59
Closing costs + prepaids$30,835.39
Total buyer cash needed$816,131.98
Remaining funds due$816,131.98
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%)$16,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$4,073.52
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,283.50
Initial HOA (3 months)$60.00
Prepaid interest, first (31 days)$2,200.37
Fees + prepaids$30,835.39
Your down payment is the seller’s equity. You take over the $814,703 balance, so the rest of the $1,600,000 price is paid at closing. A second mortgage can cover part of it. $816,131.98 is due at closing. Uses and sources reconcile at $1,630,835.39 each. Not a Closing Disclosure.