Located in the prestigious gated community of Valley View Ranch, this exceptional privately gated 4.97-acre estate offers rare seclusion, privacy, and resort-style living. The approximately 3,460 sq ft main residence features 4 bedrooms, 3.5 baths, a dedicated office, and a thoughtfully designed layout with a private primary suite overlooking the pool, while the three secondary bedrooms are set apart with their own separate bonus/flex space for added privacy and versatility. At the heart of the home, an open-concept kitchen, additional dining area, and large family room create the perfect space for comfortable everyday living, while a separate living room and formal dining room offer an elegant setting for special occasions or an additional place to relax and gather. An approximately 500 sq ft casita with full bath provides even more flexibility for guests, multigenerational living, or a private retreat—for a total of approximately 3,960 sq ft of living space. Designed for both relaxation and entertaining, the property showcases a new pool and spa tucked within a private walled courtyard, complemented by an outdoor kitchen, multiple outdoor courtyards, and expansive usable outdoor space ideal for entertaining, recreation, or simply enjoying the peaceful setting. Additional highlights include owned solar, RV hookups, and approximately 25 producing avocado trees and a variety of mature fruit and nut trees including blood orange, lemon, apple, lime, pomegranate, macadamia, pear, guava, kumquat, tangerine, orange, and nectarine”. With both gated community access and a private gated entry, this rare offering combines comfort, versatility, and exceptional estate living in one of Valley Center’s most desirable gated communities.
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.
