Follow the dollars · Assumption only
A complete cash picture for Dec 25, 2026
Your down payment$760,053Cash toward the purchase price.
Closing costs + prepaids$18,684Not just lender fees.
Before credits & paid funds$778,737The complete starting cash picture.
Estimated remaining funds due at closing
$778,737No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$760,053.04
Your down payment$760,053.04
Closing costs + prepaids$18,684.16
Total buyer cash needed$778,737.20
Remaining funds due$778,737.20
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%)$9,960.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,179.73
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$1,195.25
Initial HOA (3 months)$9.00
Prepaid interest, first (7 days)$122.18
Fees + prepaids$18,684.16
Your down payment is the seller’s equity. You take over the $235,947 balance, so the rest of the $996,000 price is paid at closing. A second mortgage can cover part of it. $778,737.20 is due at closing. Uses and sources reconcile at $1,014,684.16 each. Not a Closing Disclosure.