Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$539,187Cash toward the purchase price.
Closing costs + prepaids$23,539Not just lender fees.
Before credits & paid funds$562,726The complete starting cash picture.
Estimated remaining funds due at closing
$562,726No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$539,187.48
Your down payment$539,187.48
Closing costs + prepaids$23,538.79
Total buyer cash needed$562,726.27
Remaining funds due$562,726.27
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%)$11,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,804.06
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$994.25
Initial HOA (3 months)$396.00
Prepaid interest, first (20 days)$2,126.48
Fees + prepaids$23,538.79
Your down payment is the seller’s equity. You take over the $560,813 balance, so the rest of the $1,100,000 price is paid at closing. A second mortgage can cover part of it. $562,726.27 is due at closing. Uses and sources reconcile at $1,123,538.79 each. Not a Closing Disclosure.