Imagine starting your mornings with coffee on the covered front porch, watching the quiet rhythm of the neighborhood as the day begins. On school days, the walk is an easy one. From 12502 Hillside Ranch, you can walk your kids to the neighborhood elementary school, turning a simple routine into a moment together. Situated on a corner lot in the highly sought-after Stillwater Ranch community, this 4-bedroom, 2.5-bathroom home offers something truly special: space, privacy, and thoughtful design inside and out. With no immediate rear neighbors, the backyard feels peaceful and secluded, creating a retreat that's perfect for both lively gatherings and quiet evenings under the Texas sky. From the curb, the home makes a beautiful first impression with its blend of brick, stone, and stucco, and carefully designed landscaping. Step inside and you're greeted by a dramatic two-story foyer filled with natural light. Just off the entry sits a versatile flex room framed by two large arched windows and elegant glass french doors. Whether used as a home office, playroom, gym, or creative space, this room adapts to whatever your life needs most! At the heart of the home, the kitchen was designed for connection. The oversized granite island with breakfast bar seating, stainless steel appliances, glass tile backsplash, corner pantry, and decorative pendant lighting make it both beautiful and functional. From here, the home opens effortlessly into the dining space and living room where vaulted ceilings create a bright, open atmosphere that feels perfect for everything from holiday gatherings to relaxed weeknight dinners. Privately situated on the first floor, the primary suite offers a serene retreat with soaring vaulted ceilings that enhance the sense of space and elegance. The spa-like ensuite bath features a granite dual-sink vanity, a relaxing soaking tub, a walk-in shower with elegant glass tile accents, and a spacious walk-in closet. Upstairs, the home continues to unfold with a large loft that functions as a second living area, ideal for movie nights, game days, or a playroom. Three generously sized bedrooms and a full bathroom provide plenty of room for family and guests, with ceiling fans thoughtfully added throughout the upstairs bedrooms, loft, and office. Outside, the backyard was designed to truly be enjoyed. The extended patio offers both covered and open space, perfect for grilling, hosting friends, or simply relaxing after a long day. Additional landscaping and gravel accents create a stylish, low-maintenance extension of the outdoor living area. Life in Stillwater Ranch means more than just a beautiful home. Residents enjoy two pools, a splash pad, fitness center, sports courts, playgrounds, and pickleball, creating a vibrant community where neighbors quickly become friends. At 12502 Hillside Ranch, it's easy to imagine the moments that make a house feel like home!
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.
