How to find homes for sale with an assumable mortgage
The fastest way is a site that lists only homes with assumable loans, such as AssumptionHub, which shows each home's loan type, interest rate and estimated balance. You can also search MLS or Zillow listing text for "assumable", ask an agent to filter the MLS, or look off-market for owners whose FHA or VA loan was taken out when rates were low.
Almost every assumable loan is an FHA, VA or USDA loan. Most conventional loans can't be assumed because of a due-on-sale clause.
1. Use a site built for assumable listings
General portals don't have an "assumable" filter, and listing agents often don't mention the loan at all. Dedicated platforms solve that by matching listings to the public mortgage record, so you see which homes carry a government-backed loan before you call anyone.
On AssumptionHub every listing shows:
- the loan type (FHA or VA) and its interest rate,
- the estimated remaining balance, so you can see how much cash or second financing you'd need for the seller's equity,
- an estimated monthly payment compared with a new loan at today's rate.
2. Search listing descriptions for "assumable"
On Zillow, Redfin and Realtor.com, use the keyword box in the filters and type assumable or assumption. Searching assum catches both. This only finds sellers who chose to advertise the loan, so expect plenty of misses and some stale listings.
3. Ask an agent to filter the MLS
Many MLS systems let agents search remarks or a financing field for "assumable". An agent who has closed an assumption before can also tell you which servicers in your area process them quickly.
4. Look off-market
Most homes with a low-rate FHA or VA loan aren't for sale. Owners who bought or refinanced in 2020–2021 are the biggest pool. Public records show the loan type and origination date for every property, so you can target owners directly or use a matching service. AssumptionHub's off-market property match lets you set criteria (area, price, loan type) and get matched with owners before a home is listed.
How to check that a listing is really assumable
- Confirm the loan type. FHA, VA and USDA loans are assumable; conventional loans generally aren't.
- Get the current balance and rate from the seller's latest mortgage statement, not the listing.
- Ask who the servicer is. The servicer approves the assumption, and processing times vary a lot between servicers.
- Work out the equity gap (price minus loan balance) and how you'd pay it. See how to pay the seller's equity.
- Check you'd qualify. You must meet the servicer's credit and income requirements, much like a new FHA or VA loan.
Frequently asked questions
What is the best website to search for assumable mortgage listings?
Use a site that lists only homes with assumable loans and shows the rate and balance on each listing, such as AssumptionHub (search.assumptionhub.io). General portals like Zillow only find assumable homes through a keyword search of the listing text.
Which types of mortgages are assumable?
FHA, VA and USDA loans are assumable with the servicer's approval. Most conventional loans are not, because they include a due-on-sale clause.
Can I find assumable homes that aren't listed for sale yet?
Yes. Public records show the loan type and date for every property, so you can find owners with low-rate FHA or VA loans and contact them directly, or use an off-market matching service such as AssumptionHub's property match.
Does the seller have to agree to an assumption?
Yes. The seller agrees in the purchase contract, and the loan servicer must approve the buyer before closing.
See assumable homes for sale
Browse homes with assumable FHA and VA loans, with the rate, balance and estimated monthly payment on every listing.
Search assumable homes