Perched atop one of the highest hills in the city of Atascadero, this custom-built grand estate offers a rare blend of seclusion and accessibility, just 4 minutes from the freeway, yet worlds away from it all. Tucked behind oak trees, a private driveway leads through 2.3 serene acres with only one neighboring home in sight, commanding sweeping views of Atascadero and the rolling hills of California's Central Coast wine country. A fountain welcomes you at the entry alongside 8-foot Mahogany doors opening directly into a breathtaking great room where 20-foot ceilings, arched clerestory windows, and a winding staircase with wrought iron railings make an immediate and lasting impression. Designed for both lavish entertaining and comfortable everyday living, the heart of the home features a full wet bar, open living space, and a chef's kitchen outfitted with a 7-burner stove and double ovens. The great room flows seamlessly through French doors to an exceptional outdoor retreat: a 9-foot deep lap pool, hot tub, mist area, and outdoor shower, all powered by 100 fully paid solar panels. A private downstairs bedroom suite offers ideal accommodations for guests, while the formal dining room, den, and laundry room complete the main level. Upstairs, the master suite is a one-of-a-kind sanctuary with a private balcony showcasing the most breathtaking panoramic views of the Central Coast wine country hillsides, a scene that changes beautifully with every season. The suite also includes a dedicated office overlooking the living area, custom walk-in closet, and spa-inspired bath with a jetted tub and steam shower. A home gym and two additional guest rooms round out the upper level, while a 3-car garage, dual-zone climate control, and an utterly private, tree-canopied hilltop setting with a private overlook make 5255 Escarpa Ave one of the Central Coast's most compelling offerings.
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.
