VA ASSUMABLE LOAN AVAILABLE TO ALL BUYERS AT 2.5% INTEREST RATE -- a rare and powerful opportunity in today's market! Range price- Seller will accept or counter offers in between $450,000 and $490,000. Welcome to 12364 N Amberwood Place, a highly upgraded Richmond American Sapphire model built in 2021, offering 4 bedrooms, 3 full baths, plus a versatile den that can easily convert to a 5th bedroom. With 2,040 sq. ft. of thoughtfully designed living space, this home stands out from new construction--packed with premium upgrades, completed landscaping, and move-in ready convenience that you simply won't get at the builder's base price. Situated on an upgraded lot with no direct rear neighbors and partial mountain views, this property offers privacy and a beautifully designed outdoor retreat. The professionally landscaped backyard features mature palm trees, a Meyer lemon tree, artificial turf, extensive paver work, covered patio, and irrigation--perfect for entertaining or relaxing. The front yard is equally impressive with custom landscaping, a decorative pony wall, and HOA-approved Live Oak trees. Inside, you'll find tile flooring throughout, 8-foot doors, custom baseboards, and fresh 2024 interior paint. The great room is a showstopper with a custom feature wall, built-in shelving, LED accent lighting, and a 62" electric fireplace. The chef's kitchen is fully upgraded with: * 42" cabinetry with crown molding & pull-out shelves * Quartz countertops & custom backsplash * GE Profile gas cooktop, double ovens & convection microwave * Bosch 3-rack dishwasher * Large island with seating for 4-5 * Walk-in pantry + additional pantry * RO system, under-cabinet LED lighting, and smart features This home sale also includes the Samsung TV in the custom built-in, Sonos sound system, all appliances including a new refrigerator, washer and dryer. The primary suite offers dual walk-in closets (including custom built-ins), additional windows, and a spa-like bath with floor-to-ceiling tiled shower, rain head, glass enclosure, and quartz dual vanity. Additional highlights include: * Smart home system + Ring security * Gas HVAC with dual Honeywell smart thermostats * Owned water softener system * Gutters directing water away from the home * Extended 2-car garage with overhead storage racks and custom cabinetry * Ceiling fans throughout interior and patio Compared to the same model currently being built in Gladden Farms at ~$520,000, this home includes tens of thousands in upgrades--landscaping, appliances, cabinetry, lighting, window treatments, garage storage, and more--already completed for you. This is the total package: better than new, fully upgraded, and priced with a 2.5% assumable loan advantage. Don't miss it!
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.
