In the hush of Biglerville’s apple country, 502 Celebration Hill is more than a property—it’s its own little world. From the sweeping view of the main house bedrooms, blossoming orchards wrap the horizon, mornings start with mist over the koi-stocked pond. The water's calm surface mirrors the blue sky and reflects the lush trees. The home’s tranquil pond anchors the landscape like a natural stage with the hanging branches of the weeping willow hypnotically swaying gently in time with fruit tree blossom scented breezes. A spot near the water is the perfect setting for quiet mornings with coffee, golden-hour photos, and for gathering by the fire-pit. The sweeping, flat lawn feels purpose-built for gatherings, micro-weddings, milestone parties, weekend retreats, long tables, field games, golden-hour photos, or the biggest family reunion you’ve ever hosted. Although the land and amenities are insta worthy, flexibility is the real game changer here. With two separate residences, you can go multi-generational, house-hack, keep guest/caretaker quarters, or lean into nightly rental/retreat ideas, events and weddings; this home and land can flex to fit almost any need you can imagine. Stepping inside the main home feels instantly welcoming. The side entrance leads into the eat-in kitchen, which adjoins the dining area for easy everyday flow, The living room, anchored by a gas fireplace and carved mantle, are both movie-night cozy, as well as entertaining and holiday hosting ready. With two sun-splashed, flex spaces that could be used as s playroom, plant room, mudroom, or work-from-home nook. The main level also features a bedroom and full bath. The bathroom has been updated and features a giant step-in shower with rainfall waterhead and jets to get those tough to reach spots. The laundry in located in the 1st floor bathroom, saving countless trips down the stairs to switch the laundry. A short stroll up the carpeted stairs lead you to 4 comfortable bedrooms of ample size with feature freshly installed carpet and neutral finishes that make move-in and personalization simple. One of the bedrooms is a wood lover’s dream, an ideal spot for a outdoorsman to organize and display their wares. The updated 2nd bathroom is right out of the pages of BH&G. The soaking tub is the centerpiece to this tranquil refuge, add a few candles and some soft music and you may forget about all the cares of the world. If you want some more space than the 5 bedrooms and 2 baths provide, then the walk-up attic offers future expansion potential. It would make an amazing gaming area or lounge with room left over for a reading nook with shelves! In the basement, there is more than just cobwebs and old boxes. The seller created an office/work space that was used for a home business and could be any number of uses, a huge canning area, a cook's dream pantry, a storage and display place for the Beanie Baby collection, Just a few steps away from the main home is a modern-rustic second residence that blends warmth and function. Step inside to a bright great room and an updated kitchen finished with rich wood cabinetry, tile backsplash, stainless appliances, and a plank-ceiling that feels custom . Open a window in any one of the 4 bedrooms or 2 ½ baths and you’ll catch that apple-sweet breeze drifting in from the surrounding rows. Finally, there’s the homestead heartbeat. The fenced paddocks and stable/run-in are ready for an easy chorus of hoofbeats and happy clucks. Picture chickens scratching under the apple trees, ducks or swans tracing ripples on the pond, and that gentle, comic parade of goats (the sellers had a herd here) sampling every blackberry cane in sight. Pasture lines, water, and shelter make an inviting home for horses, donkeys, a couple of dairy or mini cattle, alpacas, or llamas—choose your mix and let the place teach you its rhythm
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.
