Assumable rate at 2.253%! Welcome to 495 Pecan Forest, a well-maintained home where comfort meets convenience in one of New Braunfels' most accessible locations. This beautifully cared for 3-bedroom, 2-bath home with a dedicated office offers mature landscaping, lush garden beds, and an easy-maintenance lifestyle. Major updates include a NEW HVAC system installed in September 2025, giving peace of mind to the next owner. The private backyard offers both relaxation and opportunity, with the property extending beyond the fence line (see aerial photos). Inside, you'll find a warm and inviting layout featuring refreshed cabinetry, a clean backsplash, a spacious pantry, and an open-concept kitchen, living, and dining area perfect for entertaining. The split floorplan provides space for everyone, with two secondary bedrooms and a large bath on one side, while the primary suite offers a spa-like retreat with a garden tub, separate shower, dual vanities, and a generous walk-in closet. No carpet throughout makes for easy upkeep and a clean, modern feel. Location is everything! With quick access to Hwy 725, you're just minutes from downtown New Braunfels favorites like Muck & Fuss, The Phoenix Saloon, Gruene, and local coffee spots like Betty Lou Coffee. Easy commutes to Seguin, San Antonio, and major corridors including I-35 and I-10 make this home ideal for both work and play. Randolph Air Force Base and both San Antonio and Austin airports are also within convenient driving distance. Offering the perfect blend of care, location, and lifestyle, this home is ready for its next owner to call it home sweet home. Willkommen to New Braunfels living!
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.
