Keep the seller’s rate.
A low rate can mean lower monthly payments and far less interest over the remaining life of the loan.
The National Loan Assumption Experts
Find homes with assumable mortgages as low as 1.99%
Buy the property and assume its existing low-rate mortgage. We handle the entire process from start to finish.
Making assumable loans
more accessible to you
$200M+in assets assumed through UMe
500+assumptions closed
4.9★★★★★From 287 client reviews
Why assume a mortgage?A time machine back to
A time machine back to
the lowest rates of the decade.
Buy the property and take over the seller’s existing mortgage: its low rate, remaining balance, and remaining years of payments.
25years
Pick up where they left off.
Five years into a 30-year mortgage? You take over the 25 years left. You don’t restart the clock.
5 years paid · 25 years remaining
52Kon average
interest already paid
interest already paid
Get past the interest-heavy years.
Mortgages charge the most interest in the early years. When you assume a seasoned loan, the seller has already made those payments—so more of each payment can start going toward principal sooner.
Your monthly payment,
cut almost in half.
The down payment on an assumption is the equity the seller has in the home—the difference between the sale price and the estimated loan balance.
Don’t have it all in cash? No problem. We can facilitate a second loan to help cover the difference. Eligible buyers can start with as little as 5% down, plus closing costs.
A $400,000 home.
$300,000 estimated loan balanceThis home’s loan2.99%
New financing today6.95%
Estimated monthly loan paymentFind out what you qualify for
/ monthSave /mo
vs. /mo for the same amount financed at 6.95% today
· 25% down
Explore a second loan
5% downSeller’s equity
Slide left to see how a second loan can cover part of the seller’s equity.
Kept in your pocketvs. 6.95% financing today
- First year
- First 5 years
- All 25 years
Assumable mortgages, simply explained
What does “assumable” actually mean?
You buy the home and take over the seller’s eligible existing mortgage—including its rate, balance, and years remaining.
VA, FHA, and USDA loans may be assumable. Many were originated during the COVID-era low-rate window, so the existing rate can come with the home instead of being replaced by a new loan around 7%.
VA loansFHA loansUSDA loans
See how assumptions work 50 years of mortgage rates
Rates hit an all-time low in 2021.
19752024
Some of those low rates can still come with the home.
US 30-year fixed, annual averages, as displayed on UMeProjects.com. Not current loan offers.
Why UMe existsAssumptions are hard.
Assumptions are hard.
We get them done.
Here’s the reality of assumptions—and probably why you’re just hearing about them.
Banks do not want to prioritize these transfers. They would rather add new loans to their portfolio than transfer existing ones, so the assumption process is intentionally difficult and inaccessible.
This is why we created UMe. Our white-glove service takes the wheel: we handle the paperwork, work directly with the servicer, chase every follow-up, and solve the problems that can keep a purchase from closing.
With 30+ years of mortgage experience and experience with every major servicer, we know how to move these files forward. Our goal is to make assumptions accessible to buyers and investors without making them manage the headache.
Get pre-qualified with UMe
Experience with every major servicer.
On your own~20%Estimated success when self-processing
With UMe99%UMe-reported success rate
Know what to expect before you commitEvery servicer
Every servicer
works differently.
We track servicer turnaround times and know which departments move quickly, where files get stuck, and what each team needs.
Our established contacts and escalation channels help move the file forward. Before you commit, we identify the servicer, explain their known pitfalls, and set expectations with everyone involved.
27 daysNew Rez / ShellpointImproving36 daysLakeviewImproving51 daysM&T BankImproving54 daysLoan DepotImproving58 daysVeterans UnitedImproving61 daysFreedom MortgageImproving72 daysRocketGetting slower78 daysGuild MortgageGetting slower110 daysMr. CooperGetting slower195 daysService MacGetting slower
Search by stateFind a home.
Find a home.
Keep its low-rate loan.
Browse homes with existing assumable low-rate mortgages.
Explore all markets
Browse by state. Explore the available listings.
How it worksFrom pre-qualified
From pre-qualified
to getting your keys.
Here’s what happens, and what we handle for you.
- 01
Get pre-qualified.
We review your finances using government assumption guidelines and establish what you can qualify for.
- 02
Search for assumable homes.
Use our free platform to explore properties, existing rates, loan balances, and estimated payments.
- 03
Meet an assumption expert realtor.
Most realtors rarely handle assumptions. We connect you with a carefully selected agent who knows how to find and negotiate them.
- 04
Get under contract.
Your realtor helps you make the offer. We review the loan and servicer, explain the timeline, and set expectations with all parties.
- 05
We handle everything until closing.
We prepare the file, work directly with the servicer, coordinate the parties, and resolve issues through approval and closing. You stay informed until you get your keys.
45–90days is the typical timeline
Every servicer has a different timeline. We’re not here to sugarcoat the process or guarantee any timelines. We’re here to give you the reality of assumptions. We do everything in our power to push the file forward, but ultimately, it is a lengthier process. The wait is worth it for the best financing opportunity of the decade.
Get pre-qualified★★★★★Google review
I have used UMe Services for over 15 loans. Each Lender presented a different set of requirements to qualify for the loan assumption. Kim was able to navigate through all the requirements in a timely manner.
Dennis DohertyGoogle review
01 / 36
For everyone involvedAssumption resources
Read our mortgage guides Assumption resources
for your next step.
The National Loan Assumption Experts.
Common questionsAssumable
Assumable
mortgage FAQs.
Qualifying, cash, VA loans, and the parts people don’t always explain.
More answers from UMeWhich mortgages can be assumed?
Assumptions apply to government-backed loans: VA, FHA, and USDA. Not every loan, buyer, or property qualifies, so we confirm eligibility and the servicer’s requirements before you count on the rate. VA loans also require attention to the seller’s entitlement and release of liability.
What’s the catch?
Every servicer has a different timeline. We do not sugarcoat the process or guarantee a closing date. We do everything in our power to push the file forward, but assumptions are a lengthier process. For buyers who can allow the time, the financing opportunity can be worth the wait.
How much cash will I need?
Your down payment is based on the seller’s equity—the difference between the sale price and the estimated existing loan balance. Don’t have it all in cash? Eligible buyers may use a second loan to cover part of the difference and start with as little as 5% down, plus closing costs.
Why can banks and servicers make assumptions difficult?
An assumption transfers an existing loan instead of adding a new loan to the bank’s portfolio. Banks have little incentive to prioritize the transfer, and every servicer has its own forms, departments, review process, and approval requirements. UMe handles that process from start to finish.
Can I handle an assumption on my own?
Yes. You can work directly with the servicer, but you will be responsible for understanding the requirements, assembling the file, chasing updates, and resolving problems. A file can stall if something is missed or misunderstood. UMe brings 30+ years of mortgage experience, experience with every major servicer, and a team dedicated to moving the process forward.
How long does an assumption take?
The typical timeline is 45–90 days, with some servicers taking longer. We track servicer turnaround times and explain the likely timeline and known pitfalls before you commit. We work with established contacts, escalate issues, and keep all parties updated. Final approval and timing remain with the servicer.
Can you help if I’m selling or I’m an agent?
Absolutely. UMe works with buyers, sellers, investors, and real estate agents to facilitate assumptions. Explore seller resources or see how we work with agents.
Ready to get started?
Making assumable mortgages more accessible for everyone
Get pre-qualified, search for an assumable home,
and put UMe to work on your assumption.