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How to find homes with assumable mortgages in Georgia

1,193 homes for sale in Georgia have an FHA, VA, or USDA loan from 2020 to early 2022, when rates were under 4%. 598 have a rate under 3%. Most of their listings don't say the loan can be assumed.

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Why they're hard to find

• Listings rarely mention it. When we spot-checked ten of these homes on major listing sites, only one said "assumable" anywhere.
• The big sites don't filter for it. There's no assumable-loan filter on Zillow or most other portals.
• The loan type is in public records, not the listing. We match active listings to the recorded first mortgage: its type (FHA, VA, or USDA), the month it was recorded and its amount. For most homes that finds the loan itself in HUD's FHA records or the lender's federal HMDA report, which list its actual rate; the rest get an estimate from the month it was recorded.

Which loans can be assumed

• FHA and VA loans can be taken over by a qualified buyer at the seller's rate. See the FHA and VA guides.
• USDA loans can be assumed, but most sales get new rates and terms from USDA, so the low rate usually doesn't carry over.
• Most conventional loans can't be assumed; they're due in full when the home sells.

The catch: cash to assume

You take over the seller's remaining balance, so you pay the difference between the price and that balance. In Georgia right now the median is about $148,538. Some servicers allow a second loan for part of it. In exchange, the median home here would cost about $416 a month less than the same loan at today's 7.36% average.

Step by step

1. Find homes on the map or by city and county, and filter by rate, price, and size.
2. Check the estimated cash to assume and monthly savings.
3. Ask the listing agent to confirm the loan type, the servicer, and that the seller is open to an assumption.
4. Contact the servicer early: the exact balance, rate, fees, and what they need from you.
5. Make your offer contingent on the servicer approving the assumption, and plan on roughly 45 to 90 days to close.

Where they are

The most homes: Atlanta (43) · Savannah (29) · Dallas (28) · Grovetown (25) · Lawrenceville (25) · McDonough (24) · Douglasville (22) · Marietta (22) · Evans (21) · Canton (20) · Valdosta (20) · Augusta (18). Every county is on the Georgia page.

Rates and balances are estimates from public records; confirm everything with the listing agent and the servicer. Not legal or financial advice.

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.