2.75% Assumable VA with Roam! Discover a rare opportunity on a spacious corner lot at 12419 Horseshoe Bend Drive — a home offering room to grow and a sense of space that’s hard to find in today’s market. This inviting residence is an ideal family home, offering both privacy and convenience in one of Lithia’s most desirable communities. From the moment you arrive, you’ll appreciate the generous side and front yard — a true corner-lot property that provides extra outdoor space and flexibility, whether you envision playtime, gardening, or future expansion. There’s ample room for kids to roam, pets to run, or gatherings outdoors. Inside, the home is thoughtfully designed for daily living and family comfort, with an open flow from common areas to backyard space — perfect for entertaining, relaxing, or simply enjoying a quiet evening. Families will value being part of the respected Hillsborough County Public Schools district. Nearby public schools serving this area include Fishhawk Creek Elementary School (K–5), various middle-school options such as Barrington Middle School or Randall Middle School, and Newsome High School (9–12). This makes it an ideal choice for families prioritizing school quality and continuity. Living here also means you’re close to everyday conveniences — local shopping, grocery stores, restaurants, and community amenities are all within easy reach. The surrounding area delivers the balance of suburban calm and practical convenience typical of the Lithia lifestyle. For commuters or anyone headed to work in the city or beyond, this home offers a relatively short and manageable commute. Thanks to easy access to major arteries such as Interstate 75 (I-75) and nearby roads, residents enjoy a direct route to Tampa, MacDill AFB, or other metro destinations — combining the peace of suburban living with access to urban opportunities. In summary: spacious corner-lot. Comfortable, functional family home. Excellent schools. Convenient shopping nearby. And a commute that keeps the best of Tampa Bay within reach. It’s a great place to grow — schedule your private tour today!
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.
