Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$801,046Cash toward the purchase price.
Closing costs + prepaids$23,770Not just lender fees.
Before credits & paid funds$824,816The complete starting cash picture.
Estimated remaining funds due at closing
$824,816No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$801,046.39
Your down payment$801,046.39
Closing costs + prepaids$23,769.54
Total buyer cash needed$824,815.93
Remaining funds due$824,815.93
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%)$11,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,969.77
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$2,059.50
Initial HOA (3 months)$612.00
Prepaid interest, first (31 days)$960.28
Fees + prepaids$23,769.54
Your down payment is the seller’s equity. You take over the $393,954 balance, so the rest of the $1,195,000 price is paid at closing. A second mortgage can cover part of it. $824,815.93 is due at closing. Uses and sources reconcile at $1,218,769.54 each. Not a Closing Disclosure.