Look beyond the list price.
Compare the existing mortgage rate, remaining balance, and years left on the loan. Include taxes, insurance, HOA dues, and any mortgage insurance in your monthly budget.
A better way home
Assumable homes.
More possibilities.
Find a place you love with a mortgage worth keeping. Explore homes with existing FHA, VA, and USDA loans by state and city.
Start exploring: Phoenix
Browse all 2 states
214 cities to exploreArizona
Neighborhood inspiration. Photos are illustrative, not active listings.
2states to explore
215cities in the directory
One search. A different way to buy.
Keep an eligible seller’s loan. Make the home yours.
Find your market
Your next chapter.
Somewhere in here.
Assumable homes by state & city
From Phoenix, AZ, explore UMe’s full market coverage — 215 cities and towns across 2 states. Open a state, find your city, and take a closer look at the homes and financing available there.
2 states · A–Z
City coverage, not active listing counts
Directory checked . Coverage and inventory can change.
Don’t see your city? Let’s talkMore than a low rate
Find the home.
Understand
the whole picture.
An assumable mortgage can change what a home costs each month. The best place to start is with the loan that’s already there.
Find out what’s possibleKnow your cash to close.
The difference between the price and the loan balance is the seller’s equity. You’ll need a plan to cover it, plus closing costs. If secondary financing is available, factor in that payment too.
Get the assumption confirmed.
Loan eligibility, your qualifications, and servicer approval all matter. UMe helps review the details and coordinate the process before you count on the existing rate.
A little clarity
Good questions.
Clear answers.
What to know about finding a home with an assumable loan.
Explore all assumption FAQsHow do I find assumable homes for sale near me?
Start with your city or state in the market search, or open a state in the directory. Each link takes you to UMe’s market page, where you can explore listings and available loan information. If your city is not listed, check nearby cities or ask our team about coverage. A listed market does not guarantee active inventory.
What is an assumable mortgage?
A mortgage assumption lets an approved buyer take over a seller’s eligible existing mortgage, including its unpaid balance and remaining repayment term. An eligible fixed-rate loan can carry its existing interest rate into the purchase. The transfer requires approval, and the buyer must separately cover the difference between the purchase price and assumed loan balance.
Which loans can be assumed: FHA, VA, or USDA?
FHA, VA, and certain USDA loans can allow assumptions, subject to the loan program, buyer eligibility, and servicer approval. USDA transfers can have different terms depending on the program and transaction. Most conventional loans are not freely assumable. Confirm the specific loan before making an offer based on its rate.
Do I have to be a veteran to assume a VA loan?
No. A qualified non-veteran can assume an eligible VA loan with the required approval. The seller’s VA entitlement generally remains tied to the loan unless an eligible veteran substitutes sufficient entitlement. Release of the seller’s liability and restoration of entitlement are separate issues to resolve before closing.
VA guidance on loan assumptions ↗How much cash do I need to assume a mortgage?
Start with the purchase price minus the remaining loan balance, then account for closing costs and any required reserves. For example, a $400,000 purchase with a $300,000 assumed balance leaves a $100,000 equity gap before costs. Eligible secondary financing may cover part of the gap, but approval and the additional monthly payment matter.
Can I find homes with 2%, 3%, or 4% mortgage rates?
Some homes carry loans originated when rates were lower, so an approved assumption may preserve a rate in those ranges. Availability varies by property and market. A rate shown in a listing is not a new-loan quote or an approval; verify the rate, loan balance, remaining term, and total payment with the servicer.
Are the city counts the number of homes for sale?
No. The counts on this page represent cities in UMe’s market directory. They are not active listing counts, guaranteed statewide coverage, or a promise of availability. Open a state or city market page for the latest inventory and property-specific details.
Your home. Your next chapter.
