Welcome to 815 VZ County Road 4409 in Ben Wheeler, Texas a rare opportunity to own an updated country home on over 7 stunning acres of East Texas countryside where beautiful scenery, thoughtful upgrades, and endless possibilities come together for something truly special. From the moment you arrive, you'll be captivated by the mature trees, rolling terrain, wide-open views, and peaceful setting that make this property feel like your own private retreat. Whether you're dreaming of horses, hobby farming, outdoor adventures, weekend escapes, or simply enjoying the tranquility of country living, this property delivers. At the heart of the property sits a beautifully updated single-story home offering 3 bedrooms and 2 bathrooms with a warm, inviting layout designed for both everyday comfort and entertaining. Inside, find extensive renovations with updated flooring, fresh paint, upgraded tile work, stylish backsplash, remodeled kitchen and bathrooms, and a fresh modern-country aesthetic that feels both timeless and welcoming. A recently installed roof and foundation improvements with warranty provide add peace of mind. Step outside and discover where this property also shines. A custom workshop and barn provide exceptional space for projects, equipment, storage, or recreational use. The Charming cabin quarters add character and flexibility, as a temporary guest spot, studio, or office. Every direction offers picturesque views of pasture, hillside, or established tree lines with a setting rarely found and difficult to replicate. Horse-Ready and adventure-ready, this property is perfectly suited as a full-time residence or weekend escape from the Dallas or Tyler, Texas areas. Properties like this don't come along often with a beautifully updated, home, versatile outbuildings, and over 7 breathtaking acres wrapped into one incredible package. This is the property you've been waiting for! Schedule your Showing today and experience everything 815 VZ CR 4409 has to offer!
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.
