FLEXIBLE LIVING SPACE WITH MAIN LEVEL PRIMARY BEDROOM WITH EN SUITE Set on just over an acre with wooded and ridgeline views in the sought-after Spring-Ford School District, this home pairs an easy, open layout with serious space and flexibility. Enter into a two-story foyer with hardwood floors, crown moulding, and a statement chandelier. To the left, a formal dining room with hardwood and detailed trim is ready for holidays and entertaining; to the right, a versatile sitting room works perfectly as a music room, reading room, or home office. Beyond the foyer, the house opens into a two-story family room anchored by a gas fireplace and a dramatic wall of windows with a Palladian top, bringing in morning light and framing the treeline. Tinted glass manages light and privacy without losing the view. The family room flows directly into the kitchen, with tile flooring, gas stove, dishwasher, microwave, granite countertops, an eat-in island, and generous cabinets with extra high cabinets. A breakfast area sits by the upgraded Andersen slider that leads to the composite deck, overlooking a deep, wooded yard. An underground Pet Stop dog fence is already in place for simple, low-fuss pet care. Just off the main living area, the first-floor owner’s suite keeps daily living on one level, with hardwood flooring, a double-vanity bath, soaking tub with tile surround, and separate shower. A half bath off the hall serves guests. Three bedrooms in total. Upstairs, an extra-wide balcony hall overlooks the great room below. Two well-sized bedrooms and a hall bath serve family or guests. On the right side, the loft is the showpiece—a huge, light-filled space originally framed as the fourth bedroom and opened up during construction. It lives like a second great room and can easily serve as an office/study, studio, playroom, or multiple uses. There is also unfinished space over the side-entry garage. The newly finished basement adds a full additional level of living area, ideal for a recreation room, home gym, hobby space, or relaxed lounge. A walkout door leads to the stamped concrete patio under the deck, creating a shaded outdoor area that steps out to the quiet, wooded yard—an immediate upgrade over typical subdivision lots. Behind the scenes, quality construction and upgrades add real value: 2x6 exterior walls with R-19 insulation, an upgraded 35-year roof, Andersen sliding doors, and two-panel interior doors. A side-entry two-car garage with automatic openers and a transfer switch for a generator keeps key systems running during an outage. Location seals the deal: minutes to Routes 422, 29, and Ridge Pike for easy access to Collegeville, Phoenixville, and King of Prussia; close to Limerick Community Park for trails, fields, and pickleball; and a short drive to The Court at Upper Providence for grocery, dining, and everyday shopping. Main-level owner’s suite, two additional bedrooms, a massive loft originally planned as a fourth bedroom, finished walkout basement, expansion potential, and a private wooded acre in a top district—this is the rare combination of space, setting, flexibility and practicality buyers are looking for.
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.
