California assumable mortgage market report: October 2026
As of October 17, 2026, there are 3,994 homes for sale in California with an assumable FHA or VA loan in AssumptionHub's listing data. Their median assumable rate is 5.38%, against about 7.0% (VA) and 7.2% (FHA) for a new loan. 36.4% of these homes carry a rate under 4%, and 18.2% are under 3%.
The median list price is $589,000, the median estimated loan balance is $409,728, and the median equity gap a buyer must cover is $153,586. Assuming the existing loan instead of taking a new one at today's rate saves a median of $319 a month in principal and interest on the same balance; 32.8% of listings save more than $500 a month.
Key numbers
| Active listings with an assumable loan | 3,994 |
| FHA / VA | 2,408 / 1,586 |
| Median assumable rate | 5.38% |
| Share of listings under 3% / 4% / 5% | 18.2% / 36.4% / 46% |
| New-loan rate used for comparison (VA / FHA) | 7.04% / 7.20% |
| Median list price | $589,000 |
| Median estimated loan balance | $409,728 |
| Median equity gap (price − balance) | $153,586 |
| Median monthly P&I saving vs a new loan | $319 |
VA vs FHA
| Loan type | Listings | Median rate | Under 4% | Median price |
|---|---|---|---|---|
| VA | 1,586 | 4.17% | 48.2% | $650,000 |
| FHA | 2,408 | 5.92% | 28.2% | $550,000 |
VA loans for sale carry lower rates on average than FHA loans, partly because more of them were originated in the 2020–2021 low-rate window and partly because VA rates run below FHA rates.
Where the assumable homes are
| County | Listings | Median rate | Median price |
|---|---|---|---|
| Riverside County | 789 | 5.3% | $585,000 |
| San Bernardino County | 767 | 5.79% | $479,999 |
| Los Angeles County | 733 | 5.37% | $710,000 |
| San Diego County | 654 | 5.41% | $749,999 |
| Orange County | 153 | 5.48% | $898,000 |
| Kern County | 129 | 6.25% | $399,000 |
| Contra Costa County | 117 | 3.95% | $650,000 |
| Ventura County | 88 | 4.19% | $732,000 |
| Butte County | 64 | 4.81% | $352,500 |
| Lake County | 47 | 4.19% | $330,000 |
Inland Southern California, where FHA and VA buyers are concentrated, has the most assumable inventory. Coastal counties have fewer listings but larger loan balances.
The equity gap
The equity gap is what the buyer pays on top of taking over the loan. Across active listings:
- Under $100,000: 35.7% of listings
- $100,000–$200,000: 24.2%
- $200,000–$300,000: 14.8%
- $300,000 or more: 25.4%
See how buyers pay the seller's equity.
When the loans were made
| Loan recorded | Listings | Median rate |
|---|---|---|
| 2019 | 148 | 4.19% |
| 2020 | 373 | 2.99% |
| 2021 | 699 | 2.85% |
| 2022 | 608 | 5.0% |
| 2023 | 478 | 6.46% |
| 2024 | 646 | 6.49% |
| 2025 | 384 | 6.32% |
| 2026 | 144 | 5.96% |
Methodology
- Source: AssumptionHub's database of active California MLS listings matched to public mortgage records, October 17, 2026. Only listings whose first mortgage is FHA or VA are counted.
- Rates: the rate shown for each listing is the rate confirmed with the seller where we have it; otherwise it's estimated from the loan type and the market rate on the recording date. 3,643 of 3,994 listings have a rate.
- Balances are estimated by amortizing the recorded loan amount; they're not servicer figures.
- Monthly saving: principal and interest on the estimated balance at the assumable rate over the remaining term, versus the same balance as a new 30-year loan at the current VA or FHA rate (7.04% / 7.20%). Taxes, insurance, mortgage insurance and the equity-gap financing are excluded.
- Reuse: you may cite these numbers with a link to this page. The data is available as JSON.
Frequently asked questions
How many homes with assumable mortgages are for sale in California?
As of October 17, 2026, AssumptionHub's data shows 3,994 active listings in California with an assumable FHA or VA loan: 2,408 FHA and 1,586 VA.
What is the average interest rate on assumable mortgages for sale?
The median assumable rate across active California listings is 5.38% (mean 4.92%). VA loans have a median of 4.17% and FHA loans 5.92%. A new loan is about 7.1%.
How much is the typical equity gap on an assumable home?
The median gap between the list price and the estimated loan balance is $153,586. 35.7% of listings have a gap under $100,000 and 25.4% have a gap of $300,000 or more.
Where are most assumable homes in California?
Inland Southern California leads: Riverside County (789), San Bernardino County (767), Los Angeles County (733), San Diego County (654).
Where does this data come from?
From AssumptionHub's database of active MLS listings in California matched to public mortgage records. Loan balances and most rates are estimates; see the methodology section. The report is updated monthly.
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