Georgia › Bulloch County › 31122 Us Highway 80 W
31122 Us Highway 80 W, Twin City, GA 30471
For sale at $433,500 with an assumable VA loan recorded in January 2021. Estimated rate ≈2.74% or lower, against today's average of 7.24%.
- ≈2.74%estimated rate
- $433,500list price
- VAloan type
- Jan 2021loan recorded
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The home
- Bedrooms
- 2
- Bathrooms
- 2
- Square feet
- 1,704
- Lot
- 5.02 acres (218,671 sq ft)
- Type
- House
- Stories
- 1
- Year built
- 1970
- Features
- Garage
- Flood zone
- Zone X: moderate to low risk
- County
- Bulloch County
- School district
- Bulloch County schools. High schools score 71.5 out of 100 on Georgia's CCRPI, #106 of 179 districts (confirm schools with the district)
- On the market
- 34 days as of November 1, 2026
- Price as of
- November 1, 2026
What the low rate is worth
Every $100,000 of this loan costs about $472 a month at ≈2.74% over the 24 years left, against $681 for a new 30-year loan at 7.24%. That's about $210 a month less for each $100,000 you take over.
- Cash to assume
- $273,658
- Payment if assumed
- $754/mo
- Saves vs 7.24% today
- $335/mo
Most buyers don't pay all of that in cash. With 15% down ($65,025) and a 2nd loan for the other $208,633 at 8.5% over 20 years, it's about $2,565 a month: $54 more than a new loan with the same $65,025 down. Principal and interest only.
| Principal and interest | $754 |
|---|---|
| 2nd loan | $1,811 |
| Property taxes (Bulloch County rate, 0.75% of the price a year) | $271 |
| Homeowners insurance (Georgia average for the price) | $264 |
Estimates. Taxes reset to the sale price after a sale in Georgia, and a city adds its own; get an insurance quote and the tax bill from the county before you count on these.
How this loan pays down
With about 24 years left at an estimated 2.74%, about half of each payment already goes to paying off the loan. On a new 30-year loan at 7.24%, it's about 1 dollar in 9.
- about 16%paid off in 5 years (a new loan: 6%)
- about 34%paid off in 10 years (a new loan: 14%)
- 2051paid off, about 24 years from now
For this home that's about $25,000 paid off in the first 5 years, against about $9,000 on a new loan, and $47k to $71k of interest left to pay instead of about $232k.
This loan, estimated 2.74% (shaded: 2.24% to 3.24%) New 30-year loan at 7.24%
See the numbers
| After | This loan still owes | New loan still owes |
|---|---|---|
| 5 years (2031) | 84% (83–85%) | 94% |
| 10 years (2036) | 66% (65–68%) | 86% |
| 15 years (2041) | 46% (44–47%) | 75% |
| 20 years (2046) | 22% (21–23%) | 58% |
| 25 years (2051) | 0% | 34% |
In brackets: if the real rate is half a point lower or higher than our estimate.
Principal and interest only; taxes and insurance are extra. The rate is estimated from the loan type and the month it was recorded, and the loan is assumed to end on its recorded maturity date. Ask the listing agent for the servicer's payoff statement before you count on these numbers.
Before you make an offer
- Ask the listing agent to confirm the loan is a VA loan and that the seller is open to an assumption.
- Get the exact balance, rate, and payment from the seller's loan servicer. Ours are estimates from public records.
- Plan how you'll cover the seller's equity: cash, or a second loan if the servicer allows one.
- VA loan: anyone who qualifies can assume it, but the seller will likely prefer a veteran buyer. If you're not a veteran, the seller's VA entitlement stays tied to this loan until it's paid off, which limits their next VA loan, so expect them to weigh that. Expect a 0.5% VA funding fee (waived for veterans with VA disability compensation) and a servicer fee of up to about $700 in Georgia plus the credit report. VA assumption guide.
- The servicer's approval usually takes longer than closing a new loan, so ask early.
More in how it works and what to check.
Not sure you can make this work?
Ask about this loan before you call the listing agent: how much cash you'd really need, whether a 2nd loan is likely, and what the servicer will want from you. Free, by email, no account needed.
Talk to an assumption expert Answered by Joey Thompson, who runs Find Assumables. Not a real estate agent.
Sold, or something wrong here? Tell us · Listing agent? Confirm the loan · Your home? Ask us to take it down
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Bulloch County · All of Georgia
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.