The wide covered front porch sets the tone before you ever open the door - this is a home designed for gathering, for slowing down, and for making the most of where you live. Inside, the open floor plan with high ceilings creates a natural flow between living and dining spaces, while updated lighting and new flooring give the whole main level a clean, refreshed feel. The kitchen is built for real family life: gas cooktop, double ovens, rich cabinetry, and stainless appliances that make weeknight dinners and weekend entertaining equally manageable. A dedicated home office on the main floor is a quiet, functional space when work-from-home days are needed. The primary suite is conveniently located downstairs - a thoughtful layout for busy mornings. The bay window adds light and a sense of space, while the bath offers split double vanities, an oversized shower with bench, and a soaker tub for the nights you actually get one to yourself. Upstairs, four spacious bedrooms plus a loft give everyone their own space to settle in. The large media room is ready for movie nights, game days, and every gathering in between. Custom details throughout - stacked stone in the powder bath, a Wainscot-surround faux fireplace in the game room - add warmth and personality that you don't find in any new build. Step outside and the extended covered patio with extra decking is made for Texas evenings. The fully fenced backyard gives kids and pets room to run, and a side easement provides natural separation from neighbors that other homes in the neighborhood can't offer. And then there's the community itself - which is genuinely part of the value here. Stillwater Ranch residents enjoy access to a pool, fitness center, basketball court, tennis courts, playgrounds, and walking trails. The neighborhood is zoned to top-rated schools. For someone putting down roots, this is the kind of infrastructure that makes daily life easier and weekends better. Come visit soon! (Grass color digitally enhanced) Screen in Media room stays with the home, the projection equipment does not convey.
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.
