Follow the dollars · Assumption only
A complete cash picture for Dec 11, 2026
Your down payment$480,837Cash toward the purchase price.
Closing costs + prepaids$24,253Not just lender fees.
Before credits & paid funds$505,090The complete starting cash picture.
Estimated remaining funds due at closing
$505,090No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$480,836.76
Your down payment$480,836.76
Closing costs + prepaids$24,253.36
Total buyer cash needed$505,090.12
Remaining funds due$505,090.12
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%)$12,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,595.82
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$941.75
Initial HOA (3 months)$256.50
Prepaid interest, first (21 days)$1,241.30
Fees + prepaids$24,253.36
Your down payment is the seller’s equity. You take over the $719,163 balance, so the rest of the $1,200,000 price is paid at closing. A second mortgage can cover part of it. $505,090.12 is due at closing. Uses and sources reconcile at $1,224,253.36 each. Not a Closing Disclosure.