Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$717,446Cash toward the purchase price.
Closing costs + prepaids$21,961Not just lender fees.
Before credits & paid funds$739,407The complete starting cash picture.
Estimated remaining funds due at closing
$739,407No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$717,445.94
Your down payment$717,445.94
Closing costs + prepaids$21,960.87
Total buyer cash needed$739,406.81
Remaining funds due$739,406.81
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%)$11,750.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,287.77
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,410.00
Initial HOA (3 months)$41.25
Prepaid interest, first (9 days)$253.85
Fees + prepaids$21,960.87
Your down payment is the seller’s equity. You take over the $457,554 balance, so the rest of the $1,175,000 price is paid at closing. A second mortgage can cover part of it. $739,406.81 is due at closing. Uses and sources reconcile at $1,196,960.87 each. Not a Closing Disclosure.