Modern Comfort Meets Golf Course Living on the 17th Green! This beautifully updated single level 3-bedroom, 2-bath home offers 1,500 square feet of stylish living space and backs directly onto the 17th green in Hidden Valley Lake. Immaculately maintained, this turn-key retreat combines comfort, charm, and thoughtful upgrades throughout. A fully landscaped front yard welcomes you into the formal living room, where vaulted ceilings, a cozy wood-burning fireplace, and custom built-in bookshelves create a warm, inviting atmosphere. The remodeled kitchen is a true highlight, featuring rich custom cabinetry, sleek granite countertops, and an island with a glass cooktop—all flowing seamlessly into the open-concept family room, perfect for entertaining. Step through the French doors to your private backyard oasis: fully fenced and beautifully landscaped, it includes a covered pergola with a built-in fire pit, an outdoor bar, and a covered patio ideal for BBQs or relaxing under the stars. Off the primary suite, another set of French doors leads to your personal hot tub for the ultimate wind-down. Inside, the primary bedroom offers dual closets and an updated en-suite bathroom with a custom tiled walk-in shower. Two additional spacious bedrooms, a full guest bath, and a convenient laundry closet round out the home. Additional features include leased solar for energy efficiency, a security system, and furnishings included if desired! All this located just 25 minutes from Calistoga in the sought-after Hidden Valley Lake community, offering a championship 18-hole golf course, new clubhouse & restaurant, Olympic-sized pool, Private lake with two sandy beaches and a marina, 24 hour security, Equestrian center, Parks and so much more! Whether you're looking for a peaceful full-time residence or a move-in-ready weekend escape, this home has it all—style, function, and that ideal indoor-outdoor lifestyle.
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.
