Welcome to 604 Academy Oaks, a pristine home that shows better than new and offers exceptional value right from the start. Impeccably maintained and upgraded beyond typical new builds and available now without the wait. If moving to La Cima has been on your mind, this is the perfect time to make it happen and start 2026 on a new note. The seller is also open to considering concessions, giving buyers added flexibility. This stunning Sweetwater plan by Scott Felder Homes offers 2,992 sq. ft. of beautifully designed living space, featuring 4 bedrooms and 3.5 baths crafted for comfort, style, and effortless entertaining. An assumable 3.25% VA loan provides a rare opportunity for qualified buyers. A dramatic rotunda ceiling welcomes you into the foyer and sets the tone for the thoughtful layout. The front two bedrooms share a convenient Jack & Jill bath, while a third bedroom enjoys a private en-suite and spacious walk-in closet. The open-concept kitchen—with its generous island—flows seamlessly into the family room, highlighted by a custom media wall perfect for gatherings or cozy evenings at home. The primary suite is a true retreat with raised ceilings and a boutique-style walk-in closet offering extensive shelving and storage. Additional upgrades include 8-foot interior doors, ceramic wood-look tile throughout the main living areas, and a covered back patio ideal for enjoying peaceful Hill Country views. With no neighbors behind or to the right, you’ll enjoy enhanced privacy, while the playground across the street adds daily convenience for families. Don’t miss your chance to own a home that surpasses expectations — schedule your showing today and discover the exceptional living experience at 604 Academy Oaks.
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.
