If you missed out on our last listing with this floorplan, this is your second chance. From the moment you step inside, the foyer sets a welcoming tone and immediately highlights the thoughtful layout this one-story home offers. Just off the entry, a full bedroom and full bathroom create an ideal setup for guests or multi-generational living, while maintaining separation from the main living spaces. The home opens into a bright, expansive living area where vaulted ceilings and generous windows allow natural light to move easily throughout the day, creating a comfortable and open atmosphere. The kitchen anchors the heart of the home with white cabinetry, quartz countertops, stainless steel appliances, and a walk-in pantry—both functional and visually clean. Adjacent to the kitchen, the dining area easily accommodates a large entertainment table with seating for eight or more, making it a natural gathering space for holidays, dinners, and everyday meals. Positioned toward the back of the home, the primary suite is intentionally set apart, creating a true retreat. The bedroom offers ample space, while the ensuite features a split tub and shower combination and a large walk-in closet designed for everyday ease. Fresh carpet has just been installed in all bedrooms and the study, complemented by updated lighting throughout and ceiling fans in every bedroom, giving the home a move-in-ready feel. Outdoors, the covered back patio and spacious yard offer flexibility for entertaining, play, or quiet evenings at home. Just steps away, trail access along the San Gabriel River enhances the connection to nature and makes outdoor activity part of daily life.
Roam is your trusted partner for affordable home ownership. We help manage the assumption process from start to finish, enabling homebuyers to easily purchase their next home with a low-interest rate mortgage attached.
To qualify, you must meet the current FHA, VA, or USDA loan requirements depending on the type of loan you are assuming. This typically means a minimum credit score of 580, although most lenders prefer 620-640. Your debt-to-income ratio should be under the 50% max under FHA guidelines. Additional information such as employment history, explanations of income for each applicant, and asset verification for a down payment may be needed to process the loan.
An assumable mortgage is a type of home loan that allows a homebuyer to take over the existing mortgage terms from the seller, with no cost to the seller. Many government-backed loans, such as FHA and VA loans, are eligible for assumption, and millions of these mortgages are available.
When interest rates on mortgages are high, assuming a mortgage with a rate as low as 2% allows buyers to save up to thousands monthly compared to buying a home with a traditional mortgage at today’s average rates of 7%. A low-rate assumable mortgage could be the key to finding your dream home at an affordable price.
Roam has compiled available listings with low-rate assumable mortgages for you to browse. To get started, enter the city, state, zip code, or school district you’re interested in purchasing in. Utilize the search filters to narrow down your search. Click “Save search” to save your search preferences and activate listing notifications—we’ll email you as soon as new listings match your criteria.
Once you’ve found your dream home and ready to make an offer, schedule a call with a Roam Advisor directly from the listing. Your Roam Advisor will guide you through each step of the process, while also working directly with your agent, the servicer, and the seller to ensure you close on time.
When assuming the existing mortgage as part of a home purchase, the buyer has to cover the seller’s equity in the home. The seller’s equity is the purchase price minus the remaining mortgage balance. This amount must be covered in full through an all-cash down payment or by taking out a second mortgage.
Yes. Non-veterans can assume a VA loan, provided they meet the lender’s VA criteria. When a qualified buyer assumes a VA mortgage from a veteran or active-duty service member, the seller’s VA loan entitlement remains tied to the assumed loan until the buyer pays off or refinances the loan. This process restores the veteran seller’s entitlement, enabling them to use their VA benefit for a future home purchase.
Yes. All FHA loans are assumable by law as long as the buyer meets the FHA’s credit, income, and qualification requirements and obtain lender approval before assuming the loan (per FHA regulations effected December 15, 1989). Roam makes this process simple for buyers.
Generally, conventional loans are not assumable. In rare cases, a conventional loan may be assumable with lender approval. Use our search tool to find homes with assumable low-rate loans, or reach out to us if you’d like to confirm a specific home’s assumability.
