Welcome to 12446 Barrel Oak Lane, a home where every detail has been thoughtfully refined and properly handled. Set on 1.81 acres of flat, open land in the heart of Lovettsville, this Carrington Homes Huntwick Place model offers over 6,300 square feet of beautifully finished living space, enhanced by more than $150,000 in intentional post-sale upgrades. From the moment you step through the signature double front doors, the tone is set. The main level unfolds with warmth and clarity, designed for both everyday living and meaningful gatherings. At the center of the home, the kitchen has been elevated with a full suite of top-of-the-line KitchenAid appliances, including a counter-depth refrigerator, dual ovens, a 36-inch gas cooktop, and an upgraded dishwasher. New pendant lighting and a refined breakfast area fixture add a soft, modern finish, while the adjoining bar area, complete with an arabesque backsplash, floating shelves, and refrigerator drawers, makes hosting feel seamless. The family room offers a sense of quiet comfort, anchored by a coffered ceiling and gas fireplace, while the main-level offices provide flexibility for work, creativity, or additional living space. A formal dining room and game room create natural places to gather, all connected by updated finishes and thoughtful design. The home is equally thoughtful in its everyday functionality, featuring two separate two-car garages, both fully finished with epoxy floors, offering a polished and practical approach to storage, hobbies, or additional workspace. Just inside, a well-designed drop zone creates a seamless transition into the home, bringing ease and organization to daily life. Upstairs, the primary suite serves as a private retreat, enhanced with updated lighting, Kohler fixtures, and a spa-like bath with a soaking tub, frameless glass shower, and dual vanities. New continuous flooring throughout the second level creates a clean, cohesive flow, while additional bedrooms offer both comfort and privacy for family and guests. The walk-out lower level extends the home’s versatility with a spacious recreation area, custom wet bar, private guest suite with an en-suite bath, and a dedicated gym or media room. New carpeting with upgraded plush padding and specialty gym flooring adds both comfort and function. Beyond aesthetics, the home has been meticulously maintained and improved for long-term confidence. A new 17 SEER Trane multi-fuel HVAC system, smart thermostats, a serviced whole-home water filtration and softener system, radon mitigation, and a replaced septic pump ensure the home operates exactly as it should. The interior has also been freshly painted throughout, creating a clean, cohesive backdrop that feels both elevated and move-in ready. Outdoor living has been equally considered. A stamped concrete patio, expanded deck access, improved drainage, an extended front walkway, and thoughtfully added landscaping create a setting that feels both open and intentional, perfect for quiet mornings, gatherings with friends, and everything in between. Located just minutes from Market Table Bistro, Train to Mumbai, Andy’s, and the Lovettsville Co-Op, this home offers not just space, but connection to one of Loudoun County’s most charming communities. This is more than a home. It is a place where your next chapter begins, already aligned.
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.
