Your Private Pool Paradise. The Dream: 4-bed, 3-bath Castaic sanctuary with heated pool, jacuzzi & 3-car garage. No HOA. Complete privacy. While everyone's fighting over cookie-cutter homes with tiny yards and sky-high HOA fees, this Hillcrest showstopper has everything you want and none of what you don't. Picture summer evenings by your heated pool, no HOA vampires draining your wallet, and a floor plan so smart it feels custom-built. Close proximity to schools. Safe neighborhood with an Elite 95 Hood Score. Room for your toys in a 3-car garage. What Makes This Home Irresistible: The Oasis Heated pool + jacuzzi just steps from your kitchen. Friday night just got better. The Layout That Actually Makes Sense Downstairs: Guest suite with full bath (visiting in-laws, Airbnb goldmine, or your WFH sanctuary), soaring vaulted ceilings, elegant crown molding, crisp plantation shutters. Upstairs: Master retreat with walk-in closet + reading nook, 3 generous bedrooms, bonus room (home gym? Game room? Your call.) Kitchen: Granite island big enough for homework chaos or wine nights. The Money-Saving Genius Dual-zone AC (upstairs/downstairs) = comfort without the electric bill shock. Tesla solar lease = planet-friendly + wallet-friendly. Cozy gas fireplace = instant ambiance, zero effort. Location Wins (Big Time)Schools: Walking distance to Castaic Elementary (0.9 mi) and Middle (0.4 mi). High schoolers hit Valencia High (perfect 10/10, 98% graduation rate) or Academy of the Canyons (10/10, students crushing 1340 SAT averages) Safety: HoodScore 95 ("Very Safe"), 21% safer than national average. Sleep soundly. Weekend Playground: Castaic Lake's 11,200 acres of water adventures in your backyard. Six Flags thrills 7 miles away. Valencia shopping/dining close enough to grab takeout. Commute Reality: I-5 freeway access LA in 40 miles, Valencia in 7. Close enough to work, far enough to breathe. Schedule your showing now.
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.
