Key Takeaways
- Assumable mortgages let buyers take over seller's existing low-rate loan.
- Only FHA, VA, and USDA loans are typically assumable.
- Buyers must qualify to assume the existing mortgage.
- Assumable loans save money when current rates are higher.
Article Summary
An assumable mortgage is a mortgage that lets home buyers take over, or "assume," the seller's existing mortgage. Assumable mortgages are advantageous when the loan's mortgage rate is lower than [current mortgage rates](/mortgage-lenders).
Assumable Mortgage: Explained in Plain English
An assumable mortgage benefits home buyers in a rising interest rate environment.
When a buyer buys a home and assumes the seller's mortgage, the buyer is assigned the seller's existing mortgage, including its interest rate, loan term, and principal balance. The buyer saves money when the assumable mortgage's interest rate is below the prevailing market mortgage rate.
Assumable mortgages are most valuable when mortgage rates rise quickly, as they did in 2022 and 2023.
For example, a homeowner in 2025 could buy a home and get a new mortgage with interest rates averaging 6.26% percent. Or, the same home buyer could buy a home with an existing assumable mortgage at 2.75% from 2020 and assume that mortgage and its payment.
As of December 4, 2025, only FHA, VA, and USDA mortgages are assumable, and home buyers must qualify for the mortgage they wish to assume.
Reference Table: Which Mortgages Are Assumable?
| Loan Type | Assumable? |
|---|---|
| FHA Loan | Yes |
| VA Loan | Yes |
| USDA Loan | Yes |
| Conventional Loan | No |
| Jumbo Loan | No |
Assumable Mortgage: A Real World Example
In 2020, a buyer purchased a home with a $250,000 FHA mortgage at a 3.00% interest rate. Five years later, the homeowner lists the property for $300,000. The loan balance is now $230,000.
A new buyer agrees to purchase the home and assumes the existing FHA mortgage. The buyer takes over the $230,000 balance at 3.00% interest, far below the current market rate. To cover the difference between the sale price and the assumed loan, the buyer brings $70,000 in cash or uses a second loan.
By assuming the mortgage, the buyer saves hundreds of dollars per month on interest. The seller benefits as well, since the below-market loan terms helped the home sell faster than similar listings.
Questions Home Buyers Ask About Assumable Mortgage
Common questions about assumable mortgages and how they can save home buyers money.
What are the benefits of an assumable mortgage for buyers?
When buyers assume an assumable mortgage, they benefit from lower interest rates, reduced closing costs, and faster closing times than starting a new home mortgage.
Can all mortgages be assumed?
No, not all mortgages are assumable. Government-backed loans like FHA and VA loans can be assumed, but conventional loans—those backed by Fannie Mae and Freddie Mac—are typically written with a "due-on-sale" clause that prevents loan assumption.
Is it risky to assume a seller's mortgage?
Assuming a mortgage is generally safe. However, home buyers should ensure a proper title search to uncover unidentified liens and confirm the assumable mortgage terms are more favorable than a new mortgage's terms would be. First-time buyers may lose access to first-time home buyer programs and cash grants with an assumable mortgage, so check with your lender first.
Do I need a cash down payment when I assume a mortgage?
When a home buyer assumes a seller's mortgage, the seller can gift some or all of the home's equity to the buyer, or require the buyer to reimburse them for their home's equity with cash. The cash payment is similar to a down payment, although it's not technically a down payment. The home buyer can also use a second mortgage, such as a Home Equity Line of Credit or a Home Equity Loan, to reimburse the seller.
Do lenders typically require a credit check for an assumable mortgage?
Mortgage lenders must underwrite a home buyer's mortgage assumption before it can be approved, which typically requires a credit score check and other home buyer verifications.
Can assumable mortgages be refinanced?
Once a home buyer assumes a mortgage, they can refinance the assumed loan with new terms and conditions, subject to lender approval and prevailing market conditions.
