Follow the dollars · Assumption only
A complete cash picture for Nov 30, 2026
Your down payment$488,367Cash toward the purchase price.
Closing costs + prepaids$26,677Not just lender fees.
Before credits & paid funds$515,044The complete starting cash picture.
Estimated remaining funds due at closing
$515,044No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$488,367.23
Your down payment$488,367.23
Closing costs + prepaids$26,676.72
Total buyer cash needed$515,043.95
Remaining funds due$515,043.95
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%)$12,590.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,853.16
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$3,862.00
Initial HOA (3 months)$9.99
Prepaid interest, first (1 days)$143.57
Fees + prepaids$26,676.72
Your down payment is the seller’s equity. You take over the $770,633 balance, so the rest of the $1,259,000 price is paid at closing. A second mortgage can cover part of it. $515,043.95 is due at closing. Uses and sources reconcile at $1,285,676.72 each. Not a Closing Disclosure.