A Refined Hill Country Retreat - Welcome to 604 Academy Oaks, where timeless design meets modern comfort in one of La Cima’s most desirable settings. Impeccably maintained and thoughtfully upgraded, this residence offers the feel of new construction without the wait, delivering an elevated living experience. With no neighbors behind or to the right, you’ll enjoy a rare sense of openness and privacy, while the outdoor space offers room to breathe and a peaceful, serene setting. Built by Scott Felder Homes, the popular Sweetwater plan offers 2,992 square feet of beautifully curated living space, with 4 bedrooms and 3.5 baths designed for both everyday ease and effortless entertaining. For qualified buyers, an assumable 3.25% VA loan or a 2/1 rate buydown adds a valuable opportunity. From the moment you step inside, the striking rotunda entry sets an elegant tone. The well-designed layout offers both privacy and flexibility, with two secondary bedrooms connected by a Jack & Jill bath, plus a separate guest suite with its own private bath—ideal for visitors or multi-generational living. At the heart of the home, the open-concept kitchen and living area create a warm, inviting space to gather. A large island anchors the kitchen, while the custom media wall in the family room adds both function and style—perfect for hosting or relaxing evenings at home. The primary suite is a true retreat, featuring elevated ceilings and a boutique-style walk-in closet with abundant storage. Every detail has been considered, from the 8-foot interior doors to the durable wood-look tile that flows through the main living areas. Step outside to a covered patio and take in peaceful Hill Country views. A playground and splash pad just across the street adds everyday convenience and charm. This home offers an opportunity that’s hard to match in La Cima. Schedule your private showing today and experience it for yourself!
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.
