Guides to assumable mortgages

Plain answers on taking over a seller's low-rate loan, checked against VA, HUD, and USDA rules (October 2026).

• Can you assume a VA loan if you're not a veteran?Who can assume a VA loan, what it costs, and how long it takes
• Assuming an FHA loan: rules, fees, and timelineWho can take over an FHA loan, the fee cap, and what to expect
• How to find homes with assumable mortgages in GeorgiaWhy listings rarely say so, and how to find them anyway

Also: how it works and what to check.

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.