Follow the dollars · Assumption only
A complete cash picture for Dec 12, 2026
Your down payment$588,663Cash toward the purchase price.
Closing costs + prepaids$22,538Not just lender fees.
Before credits & paid funds$611,201The complete starting cash picture.
Estimated remaining funds due at closing
$611,201No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$588,662.55
Your down payment$588,662.55
Closing costs + prepaids$22,538.35
Total buyer cash needed$611,200.90
Remaining funds due$611,200.90
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%)$11,590.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,851.69
Home insurance (12 months up front)$2,600.00
Insurance escrow (3 months)$650.00
Property tax escrow (3 months)$994.25
Prepaid interest, first (20 days)$884.41
Fees + prepaids$22,538.35
Your down payment is the seller’s equity. You take over the $570,337 balance, so the rest of the $1,159,000 price is paid at closing. A second mortgage can cover part of it. $611,200.90 is due at closing. Uses and sources reconcile at $1,181,538.35 each. Not a Closing Disclosure.