Follow the dollars · Assumption only
A complete cash picture for Dec 23, 2026
Your down payment$470,435Cash toward the purchase price.
Closing costs + prepaids$26,604Not just lender fees.
Before credits & paid funds$497,039The complete starting cash picture.
Estimated remaining funds due at closing
$497,039No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$470,434.77
Your down payment$470,434.77
Closing costs + prepaids$26,604.39
Total buyer cash needed$497,039.16
Remaining funds due$497,039.16
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%)$12,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$4,122.83
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,554.00
Initial HOA (3 months)$438.00
Prepaid interest, first (9 days)$1,321.56
Fees + prepaids$26,604.39
Your down payment is the seller’s equity. You take over the $824,565 balance, so the rest of the $1,295,000 price is paid at closing. A second mortgage can cover part of it. $497,039.16 is due at closing. Uses and sources reconcile at $1,321,604.39 each. Not a Closing Disclosure.