Reports › November 2026
Georgia assumable mortgage report, November 2026. Listings as of November 1, 2026.
482 Georgia homes for sale come with a mortgage under 3% the buyer can take over
That's nearly half of the 1,100 Georgia listings with an FHA, VA, or USDA loan from 2020 to mid-2022, loans a qualified buyer can assume at the seller's rate. A new 30-year mortgage averages 7.24% this week.
See the numbers
| Rate | VA | FHA | USDA | All |
|---|---|---|---|---|
| 2.25% | 44 | 12 | 0 | 56 |
| 2.375% | 12 | 10 | 0 | 22 |
| 2.5% | 27 | 21 | 0 | 48 |
| 2.625% | 26 | 24 | 0 | 50 |
| 2.75% | 112 | 70 | 0 | 182 |
| 2.875% | 36 | 49 | 1 | 86 |
| 3% | 27 | 52 | 0 | 79 |
| 3.125% | 18 | 55 | 0 | 73 |
| 3.25% | 17 | 58 | 1 | 76 |
| 3.375% | 14 | 23 | 0 | 37 |
| 3.5% | 29 | 30 | 0 | 59 |
| 3.625% | 43 | 48 | 0 | 91 |
| 3.75% | 14 | 28 | 0 | 42 |
| 3.875% | 3 | 18 | 0 | 21 |
| 4% | 6 | 14 | 1 | 21 |
| 4.125% | 4 | 6 | 0 | 10 |
| 4.25% | 1 | 12 | 0 | 13 |
| 4.375% | 5 | 5 | 0 | 10 |
| 4.5% | 2 | 6 | 0 | 8 |
| 4.625% | 3 | 5 | 0 | 8 |
| 4.75% | 3 | 4 | 0 | 7 |
| 4.875% | 0 | 4 | 0 | 4 |
| 5% | 10 | 10 | 0 | 20 |
| 5.125% | 3 | 10 | 0 | 13 |
| 5.25% | 6 | 14 | 0 | 20 |
| 5.375% | 2 | 1 | 0 | 3 |
| 5.5% | 2 | 6 | 0 | 8 |
| 5.625% | 7 | 15 | 0 | 22 |
| 5.75% | 2 | 3 | 0 | 5 |
| 5.875% | 0 | 1 | 0 | 1 |
| 6% | 1 | 2 | 0 | 3 |
| 6.25% | 0 | 2 | 0 | 2 |
- homes for sale with an assumable loan, in 104 counties
- 1,100−26 since last month
- of them under 3%
- 482−77 since last month
- median rate
- 3.13%+0.13 pt since last month
- median savings a month against a new loan
- $375−$45 since last month
- median cash to assume
- $143,803−$6,366 since last month
- median list price
- $365,000−$3,900 since last month
What the lower rate is worth
The typical assumable loan here is 4.12 points under today's rate. For every $100,000 of loan, that's about $190 a month: $492 on an assumed loan at 3.13% with 24 years left, against $681 on a new 30-year loan at 7.24%. Across the 1,091 homes we can figure it for, the median saving is $375 a month in principal and interest.
The catch: cash to assume
Taking over a loan means taking over its balance, so the buyer pays the seller the rest of the price: in cash, or partly with a second loan when the servicer allows one. For the middle half of these homes that's between $94,253 and $213,537; the median is $143,803. 79 homes need less than $50,000.
VA loans carry the lowest rates
479 homes have a VA loan, at a median 2.88%; 270 of them are under 3%. Anyone who qualifies can assume a VA loan, veteran or not (how it works). 618 have an FHA loan, at a median 3.25%; the buyer has to live in the home (FHA guide).
| Loan | Homes | Median rate | Under 3% | Median price | Median cash to assume | Median savings a month |
|---|---|---|---|---|---|---|
| VA | 479 | 2.88% | 270 | $395,000 | $153,536 | $431 |
| FHA | 618 | 3.25% | 211 | $349,900 | $135,700 | $345 |
| USDA | 3 | 3.25% | 1 | $349,900 | $221,304 | $272 |
Where they are
Gwinnett County has the most, with 91. Among counties with 30 or more, Cobb has the lowest median rate, 2.88%.
See the numbers
| County | Homes | Median rate | Under 3% | Median cash to assume |
|---|---|---|---|---|
| Gwinnett | 91 | 3.13% | 37 | $173,317 |
| Cobb | 60 | 2.88% | 37 | $168,017 |
| Fulton | 56 | 3.25% | 23 | $128,493 |
| Henry | 50 | 3.38% | 16 | $110,974 |
| DeKalb | 44 | 3.00% | 18 | $107,373 |
| Columbia | 41 | 2.88% | 22 | $142,810 |
| Paulding | 39 | 3.00% | 19 | $148,228 |
| Chatham | 36 | 3.25% | 12 | $147,242 |
| Lowndes | 32 | 3.13% | 15 | $128,188 |
| Houston | 29 | 2.89% | 18 | $134,082 |
| Cherokee | 28 | 3.00% | 13 | $243,133 |
| Effingham | 27 | 3.25% | 11 | $176,461 |
| Clayton | 26 | 3.02% | 12 | $86,206 |
| Douglas | 25 | 3.13% | 11 | $154,600 |
| Carroll | 20 | 3.25% | 7 | $111,601 |
| Fayette | 20 | 2.88% | 11 | $262,746 |
| Glynn | 20 | 3.00% | 10 | $164,655 |
| Coweta | 19 | 3.13% | 8 | $221,448 |
| Liberty | 19 | 3.13% | 9 | $103,349 |
| Newton | 19 | 3.63% | 4 | $104,676 |
| Bartow | 18 | 3.38% | 7 | $137,838 |
| Richmond | 18 | 2.74% | 12 | $78,678 |
| Floyd | 17 | 3.38% | 4 | $126,636 |
| Barrow | 16 | 3.25% | 4 | $181,536 |
| Hall | 16 | 3.38% | 3 | $185,028 |
| Spalding | 16 | 3.25% | 7 | $123,706 |
| Rockdale | 15 | 3.25% | 4 | $198,599 |
| Bryan | 12 | 3.62% | 4 | $172,679 |
| Forsyth | 12 | 2.99% | 7 | $322,763 |
| Walton | 12 | 3.50% | 3 | $126,969 |
| Bibb | 11 | 2.99% | 6 | $140,056 |
| Jackson | 11 | 3.00% | 4 | $139,916 |
| Bulloch | 10 | 3.13% | 5 | $144,724 |
| Troup | 10 | 3.63% | 3 | $208,027 |
| Walker | 10 | 3.63% | 5 | $89,876 |
| Camden | 9 | 3.45% | 4 | $139,562 |
| Gordon | 9 | 3.13% | 2 | $140,168 |
| Catoosa | 8 | 3.88% | 2 | $118,860 |
| Dawson | 8 | 3.13% | 4 | $178,179 |
| Pickens | 7 | 3.25% | 3 | $213,234 |
| Lamar | 6 | 3.45% | 0 | $162,325 |
| Long | 6 | 3.62% | 2 | $77,118 |
| Muscogee | 6 | 2.99% | 4 | $180,132 |
| Whitfield | 6 | 3.50% | 3 | $145,635 |
| Gilmer | 5 | 2.75% | 4 | $179,201 |
| Haralson | 5 | 3.25% | 2 | $150,109 |
| Pierce | 5 | 2.88% | 3 | $117,052 |
| Baldwin | 4 | 2.99% | 3 | $633,050 |
| Butts | 4 | 4.00% | 0 | $229,274 |
| Habersham | 4 | 3.63% | 0 | $169,611 |
| Hart | 4 | 5.25% | 0 | $374,099 |
| Lumpkin | 4 | 3.99% | 2 | $405,318 |
| Morgan | 4 | 2.74% | 3 | $233,006 |
| Union | 4 | 2.75% | 4 | $229,946 |
| Ware | 4 | 3.13% | 2 | $122,858 |
| Banks | 3 | 2.88% | 2 | $191,384 |
| Clarke | 3 | 3.63% | 0 | $172,334 |
| Fannin | 3 | 2.74% | 3 | $444,464 |
| Franklin | 3 | 4.63% | 1 | $84,988 |
| Greene | 3 | 2.74% | 2 | $407,635 |
| Jones | 3 | 3.75% | 0 | $126,631 |
| Madison | 3 | 2.88% | 2 | $129,891 |
| Tift | 3 | 3.25% | 1 | $74,071 |
| Wayne | 3 | 2.50% | 2 | $82,808 |
| Bacon | 2 | 3.75% | 1 | $65,998 |
| Brooks | 2 | 3.63% | 1 | $193,360 |
| Burke | 2 | 3.25% | 1 | $143,916 |
| Coffee | 2 | 3.25% | 1 | $151,473 |
| Cook | 2 | 2.88% | 2 | $105,353 |
| Dade | 2 | 3.62% | 0 | $604,210 |
| Elbert | 2 | 5.25% | 1 | $141,529 |
| Lanier | 2 | 3.45% | 1 | $87,313 |
| Monroe | 2 | 2.74% | 2 | $408,541 |
| Polk | 2 | 2.75% | 2 | $194,849 |
| Putnam | 2 | 2.99% | 2 | $328,166 |
| Stephens | 2 | 2.88% | 2 | $300,688 |
| Talbot | 2 | 2.75% | 2 | $151,747 |
| Towns | 2 | 4.25% | 0 | $185,703 |
| Upson | 2 | 3.25% | 1 | $60,968 |
| White | 2 | 3.75% | 0 | $702,461 |
| Ben Hill | 1 | 2.63% | 1 | $101,440 |
| Chattahoochee | 1 | 5.63% | 0 | $124,849 |
| Clinch | 1 | 3.25% | 0 | $139,715 |
| Dodge | 1 | 3.13% | 0 | $295,317 |
| Hancock | 1 | 2.32% | 1 | $422,437 |
| Harris | 1 | 2.75% | 1 | $151,650 |
| Jasper | 1 | 2.74% | 1 | $91,168 |
| Jefferson | 1 | 2.88% | 1 | $102,599 |
| Jenkins | 1 | 2.75% | 1 | $122,499 |
| Lee | 1 | 3.62% | 0 | $167,240 |
| Lincoln | 1 | 3.00% | 0 | $72,749 |
| McIntosh | 1 | 2.99% | 1 | $116,416 |
| Murray | 1 | 2.88% | 1 | $177,538 |
| Oconee | 1 | 3.13% | 0 | $461,185 |
| Peach | 1 | 3.45% | 0 | $117,601 |
| Pike | 1 | 3.13% | 0 | $338,112 |
| Rabun | 1 | 3.75% | 0 | $257,103 |
| Tattnall | 1 | 5.63% | 0 | $77,681 |
| Thomas | 1 | 2.49% | 1 | $397,371 |
| Toombs | 1 | 3.88% | 0 | $143,803 |
| Treutlen | 1 | 2.75% | 1 | $2,563,446 |
| Twiggs | 1 | 3.13% | 0 | $381,196 |
| Wilkes | 1 | 2.75% | 1 | $401,982 |
| Wilkinson | 1 | 2.50% | 1 | $106,364 |
Cities with the most homes
- Atlanta (37)
- Savannah (29)
- McDonough (24)
- Marietta (23)
- Dallas (22)
- Lawrenceville (22)
- Valdosta (22)
- Douglasville (20)
- Covington (18)
- Brunswick (17)
- Evans (17)
- Loganville (17)
Homes worth a look
A few of this month's listings, each with its rate from the loan's public records. At their rates, every $100,000 of loan costs $206 to $239 less a month than a new one. Prices are as listed when we found them; check the listing before you call.
-
The lowest rate on the market
2.25%VA loan from the loan's public records, recorded Jan 2021
2150 Centennial Rd, Rutledge 30663
$249,900 mobile home, 4 bd, 2 ba, 1,950 sq ft
-
The lowest-rate FHA loan
2.25%FHA loan from the loan's public records, recorded May 2021
2610 Burt Creek Rd, Dawsonville 30534
$329,900 house, 3 bd, 2 ba, 1,216 sq ft
-
The lowest price under 3%
2.875%FHA loan from the loan's public records, recorded Apr 2021
791 Heritage Oaks Dr, Stone Mountain 30088
$129,000 townhouse, 2 bd, 2 ba, 1,159 sq ft
-
The most room under 3%, at $500,000 or less
2.875%VA loan from the loan's public records, recorded Nov 2021
401 Terrell St, Warner Robins 31088
$450,000 house, 5 bd, 4 ba, 5,171 sq ft
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Using these numbers
Reporters, bloggers, and agents are welcome to quote this report and use its charts. Please credit Find Assumables and link to this page.
Find Assumables, "Georgia assumable mortgage report, November 2026," www.findassumables.com/reports/2026-11/
Want a different cut of the data, or a county we didn't break out? Email joey@thompsonswe.com.
How we count
- Which homes: Georgia homes listed for sale whose first mortgage is an FHA, VA, or USDA loan recorded from January 2020 to August 2022, matched from public records and MLS data. Those loans can be assumed by a qualified buyer; most conventional loans can't.
- Rates: for 871 homes, the loan's actual rate from public loan records (HUD's FHA records or the lender's federal HMDA report). The other 229 are estimates from Freddie Mac's average rate in the month the loan was recorded.
- Balances and cash to assume: the original loan amount from public records, paid down on schedule to today; cash to assume is the list price minus that. Homes whose balance doesn't look right are left out of those figures.
- Savings: principal and interest on the same balance, the assumed loan over its remaining term against a new 30-year loan at Freddie Mac's latest weekly average (7.24%, survey of October 29, 2026). Taxes, insurance, and mortgage insurance aren't included.
- Freshness: homes that sell or come off the market are checked for every night and removed, but our data can lag the market, so a home can stay listed after it sells. The homes named above were all listed within the 45 days before the snapshot.
- This page won't change. It's a snapshot taken November 1, 2026; next month's report will say what moved.
Find Assumables isn't a lender, brokerage, or advisor, and nothing here is advice. Whether a loan can be assumed, and on what terms, is up to the loan's servicer.