Your Texas Hill Country Legacy Awaits: 12.87 Private Acres with Neighborhood River Access & Endless Possibilities. Discover true Hill Country living on this exceptional 12.87-acre estate in the prestigious community of River Mountain Ranch, Boerne. This rare double-lot property combines a stunning 4,722 sq ft four-bedroom residence, a massive 2,400 sq ft climate-controlled workshop, and the space and flexibility to build your dream barn, guest house, or second home-all behind your private gate in a neighborhood with exclusive Guadalupe River access. Luxury Home Designed for Hill Country Living: The thoughtfully designed main residence places the primary suite and main living areas on the first floor for effortless everyday living. A dramatic floor-to-ceiling stone fireplace creates a stunning focal point, warming both the living room and the primary suite's private sitting area. The primary bedroom is flooded with natural light from oversized windows on three sides, including glass doors opening to your expansive backyard. Dual walk-in closets and a spa-inspired bathroom with double vanities, soaking tub, and separate shower complete this private retreat. The gourmet and entertainer's kitchen features double islands with seating for a crowd and a sun-drenched breakfast nook overlooking the peaceful backyard. Multiple living and dining areas provide space for gatherings of any size, while abundant storage keeps everything organized. Upstairs, three oversized bedrooms with generous closets surround a massive 800 sq ft bonus room-perfect as a game room, media lounge, home office, or homeschool space. There's room to easily add a fifth bedroom, while maintaining a flexible living space. Step onto the covered second-story balcony to take in sweeping Hill Country vistas. The converted garage space offers an ideal home gym or craft room, while the remaining garage, carport, and workshop provide covered parking for six+ vehicles. Acreage Ready for Horses, Chickens & Your Vision: The magic of this property lies in its possibilities. With 12.87 acres on a double lot, you have the rare opportunity to add a second residence, build a barn for horses, or create your own hobby farm paradise. Multiple flat building sites with breathtaking Hill Country views await your plans. The property already includes an advanced poultry coop, hunting blind, storage sheds, and pump house-everything you need to start your Hill Country homestead. Outdoor living spaces abound: screened porch, pergola, and multiple gathering areas within a fully fenced yard with both walk-through and drive-through gates. Horses and chickens are welcome here, and bow hunting is permitted throughout River Mountain Ranch. Professional Workshop & Modern Systems: The detached 2,400 sq ft climate-controlled workshop with its own HVAC and full bathroom serves as a professional workspace, artist studio, extensive storage, or potential guest quarters. Recent upgrades include a metal roof (2016), updated HVAC systems for both buildings, a new water heater, a new built-in whole-house vacuum system, an automated gate entry, and a new well booster pump-providing peace of mind and long-term value. River Mountain Ranch: Premier Hill Country Community This exclusive gated community in Kendall County offers three homeowner parks with private Guadalupe River access for kayaking, fishing, swimming, and family fun. Cypress-lined creeks, majestic live oaks, and abundant wildlife including white-tailed deer and wild turkey create an authentic Texas Hill Country experience. No city taxes. Award-winning Boerne ISD schools. Located just 20 minutes from historic downtown Boerne and 40 minutes from San Antonio, this property offers the perfect balance of country privacy and city convenience in one of Texas's fastest-growing luxury markets. Your Hill Country estate with acreage for horses, second home potential, and luxury living awaits.
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.
