Can you get a rate lower than today's?

Millions of homes carry a VA, FHA or USDA loan from when rates were near 3%. Those loans can be taken over by a qualified buyer. Most listing sites don't show them, and most buyers never ask.

See the difference on one home

Price

Loan balance you'd take over

That loan's rate (%)

Years left on it

Today's 30-year rate (%)

Freddie Mac's weekly average was 7.24% on Oct 29, 2026.

Your down payment for a new loan (%)

What it takes

The good

You keep the seller's rate and remaining term.
FHA, VA and USDA loans are assumable with the lender's approval. Most conventional loans aren't.
A veteran buyer can substitute their own VA entitlement, which frees the seller's.

The catch

You pay the difference between the price and the loan balance, in cash or with a second loan.
The lender still checks your credit and income, and assumptions often take longer than a new loan.
If a non-veteran assumes a VA loan, the seller's VA entitlement stays tied up. Sellers should know this before agreeing.

Want me to look for assumable loans for you?

I check for assumable loans on every search and confirm the rate, balance and the servicer's process before you fall in love with a house.

Estimates only. The gap here is shown as cash; a second loan would add its own payment. Stephen Resendes, REALTOR® · The Amaral Concept · Principal Realty Inc. · CA DRE #01895670