Follow the dollars · Assumption only
A complete cash picture for Dec 25, 2026
Your down payment$641,634Cash toward the purchase price.
Closing costs + prepaids$21,562Not just lender fees.
Before credits & paid funds$663,196The complete starting cash picture.
Estimated remaining funds due at closing
$663,196No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$641,633.91
Your down payment$641,633.91
Closing costs + prepaids$21,562.28
Total buyer cash needed$663,196.19
Remaining funds due$663,196.19
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%)$10,950.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,266.83
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,314.00
Initial HOA (3 months)$570.00
Prepaid interest, first (7 days)$243.45
Fees + prepaids$21,562.28
Your down payment is the seller’s equity. You take over the $453,366 balance, so the rest of the $1,095,000 price is paid at closing. A second mortgage can cover part of it. $663,196.19 is due at closing. Uses and sources reconcile at $1,116,562.28 each. Not a Closing Disclosure.