Georgia › Forsyth County › Cumming
Homes for sale with assumable mortgages in Cumming, GA
15 homes for sale in Cumming where the buyer can take over the seller's FHA or VA loan, recorded from 2020 to early 2022 when rates were under 4%. Today's average 30-year rate is 7.36%. Updated October 18, 2026.
- 15homes
- 12under 3%
- 2.25%lowest rate
- $292,028median cash to assume
- $568/momedian savings vs 7.36%
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Lowest-rate homes in Cumming
-
2.5% from loan recordsFHA loan, recorded Jan 2021
1445 Badingham Dr, Cumming 30041
$629,000 · 4 bd · 2 ba · 2,710 sq ft · House · built 2001 · listed 46 days ago
- Cash to assume
- $293,772
- Payment if assumed
- $1,537/mo
- Saves vs 7.36% today
- $774/mo
-
≈2.74% or lowerVA loan, recorded Jan 2021
4365 Sunflower Cir, Cumming 30040
$543,500 · 5 bd · 3 ba · 3,200 sq ft · House · built 2021 · listed 61 days ago
Cash to assume and monthly savings: Pro
-
2.75% from loan recordsVA loan, recorded Jan 2021
2905 Lanier Beach South Rd, Cumming 30041
$729,000 · 3 bd · 3 ba · 3,114 sq ft · House · built 1965 · listed 43 days ago
Cash to assume and monthly savings: Pro
-
2.75% from loan recordsFHA loan, recorded Jan 2020
4350 Cypress Ct, Cumming 30040
$290,000 · 2 bd · 2 ba · 1,253 sq ft · House · built 1999 · listed 128 days ago
Cash to assume and monthly savings: Pro
-
2.875% from loan recordsFHA loan, recorded Jan 2020
7060 Old Post Ct, Cumming 30028
$430,000 · 4 bd · 3 ba · 2,002 sq ft · House · built 1994 · listed 74 days ago
Cash to assume and monthly savings: Pro
-
2.99% from loan recordsFHA loan, recorded Jan 2020
4665 Dandelion Way, Cumming 30040
$535,000 · 5 bd · 3 ba · 2,563 sq ft · House · built 2020 · listed 18 days ago
Cash to assume and monthly savings: Pro
-
2.99% from loan recordsFHA loan, recorded Jan 2021
4690 Settlers Grove Rd, Cumming 30028
$475,000 · 4 bd · 2 ba · 2,419 sq ft · House · built 2018 · listed 38 days ago
Cash to assume and monthly savings: Pro
-
3.5% from loan recordsFHA loan, recorded Jul 2020
5640 Charleston Bay Dr, Cumming 30041
$465,000 · 4 bd · 2 ba · 2,068 sq ft · House · built 1996 · listed 90 days ago
Cash to assume and monthly savings: Pro
All 15 homes in Cumming
| Home | Price | Beds | Rate | Loan |
|---|---|---|---|---|
| 5860 Stargazer Way (may be off market) | $568,000 | 5 | 2.25% | FHA |
| 1445 Badingham Dr | $629,000 | 4 | 2.5% | FHA |
| 4365 Sunflower Cir | $543,500 | 5 | ≈2.74% | VA |
| 1125 Mountclaire Dr (may be off market) | $719,900 | 5 | ≈2.74% | VA |
| 4350 Cypress Ct | $290,000 | 2 | 2.75% | FHA |
| 3330 Summerpoint Xing (may be off market) | $535,000 | 3 | 2.75% | FHA |
| 2905 Lanier Beach South Rd | $729,000 | 3 | 2.75% | VA |
| 7060 Old Post Ct | $430,000 | 4 | 2.875% | FHA |
| 1455 Eaglecreek Trl (may be off market) | $325,000 | 2 | 2.99% | FHA |
| 4690 Settlers Grove Rd | $475,000 | 4 | 2.99% | FHA |
| 4665 Dandelion Way | $535,000 | 5 | 2.99% | FHA |
| 2920 Prestwood Dr (may be off market) | $630,000 | 4 | 2.99% | FHA |
| 3690 Summerpoint Xing (may be off market) | $590,000 | 5 | ≈3.45% | VA |
| 5640 Charleston Bay Dr | $465,000 | 4 | 3.5% | FHA |
| 5815 Crest Oak Way | $550,000 | 5 | 3.625% | FHA |
Rates without ≈ are the loan's actual rate from public records (or confirmed); ≈ marks an estimate.
See them on the map, with filters for price, size, beds, and rate.
How assuming a mortgage works in Cumming
You take over the seller's existing loan: its rate, its remaining balance, and its remaining term. The difference between the price and the balance is the cash to assume, paid to the seller in cash or with a second loan.
- FHA loans: you apply with the seller's loan servicer and qualify much like a new loan, and you have to live in the home.
- VA loans: you don't have to be a veteran to assume one. If you aren't, the seller's VA entitlement stays with the loan, so some sellers prefer veteran buyers. The VA charges a 0.5% funding fee on an assumption, waived for veterans who receive VA disability compensation.
- Timing: the servicer approves the assumption. VA requires a decision within 45 days of a complete application; FHA sets no deadline. Plan on roughly 45 to 90 days to close.
More in the guides to assuming a VA loan and assuming an FHA loan.
Nearby
All of Forsyth County (17 homes)
Rates come from each loan's public records (HUD's FHA records or the lender's federal HMDA report) where we can match the loan; the rest are estimates from the average 30-year rate in the month the loan was recorded (VA loans usually came in lower; FHA loans landed on both sides). Balances are estimates: the original loan amount from public records, paid down to today. Prices are from the listing when we first found it; check the listing for the current price. Savings compare the same loan amount at today's average rate. Not a brokerage, lender, or advisor; confirm everything with the listing agent and the loan servicer.