Follow the dollars · Assumption only
A complete cash picture for Dec 25, 2026
Your down payment$523,711Cash toward the purchase price.
Closing costs + prepaids$24,483Not just lender fees.
Before credits & paid funds$548,194The complete starting cash picture.
Estimated remaining funds due at closing
$548,194No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$523,710.76
Your down payment$523,710.76
Closing costs + prepaids$24,483.15
Total buyer cash needed$548,193.91
Remaining funds due$548,193.91
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%)$12,490.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$3,626.45
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,498.75
Initial HOA (3 months)$273.00
Prepaid interest, first (7 days)$376.95
Fees + prepaids$24,483.15
Your down payment is the seller’s equity. You take over the $725,289 balance, so the rest of the $1,249,000 price is paid at closing. A second mortgage can cover part of it. $548,193.91 is due at closing. Uses and sources reconcile at $1,273,483.15 each. Not a Closing Disclosure.