Keep the seller’s rate, not today’s.
When you assume a mortgage, the interest rate transfers with the loan. A rate written in 2020 or 2021 stays exactly where it is—no matter what the market is doing the day you close.
UMe for homebuyers
Buy the home.Inherit a rate as low as 1.99% rate.
An assumable mortgage lets you take over the seller’s existing low-rate loan instead of getting a new one at today’s rates. Lower payment, shorter clock, fewer fees—and a team that closes these every week.
Free to browse. No obligation to talk to anyone.
The national loan
assumption experts.
$200M+in assets assumed through UMe
500+assumptions closed
99%UMe-reported success rate
4.9★★★★★from 287 client reviews
No new loanNo origination feeThe seller’s rate staysFewer years left to payInterest-heavy years already behind youFHA · VA · USDA
Why buyers assumeSix things a new mortgage
Six things a new mortgage
can’t give you.
An assumption isn’t just a lower rate. It’s a different loan with a different history—and every part of that history works in your favor.
Pick up where they left off.
Five years into a 30-year loan? You take over the 25 that remain. You don’t restart the clock, which means you own the home outright years sooner than a new 30-year loan would allow.
Skip the interest-heavy years.
Mortgages front-load interest. In the first years, most of every payment goes to the bank. The seller already paid through the steepest part of that curve—so more of your payment builds equity from day one.
No new loan. No new-loan fees.
There’s no origination fee, no points, and no lender underwriting fee—because nobody is writing a new mortgage. FHA caps what a servicer can charge to process the assumption, and the VA funding fee on an assumption is a fraction of the fee on a new VA loan.
The rate is already locked.
No rate-lock deadline, no extension fees, no watching the market while you’re under contract. The rate, balance, and term are already on paper. What you see in the listing is what you take over.
Fewer buyers know. That’s your leverage.
Most buyers—and most agents—have never done an assumption. Sellers with a low-rate loan need a buyer who can actually execute one. Show up prepared, with a team that closes these, and you become the offer they want to work with.
Put it on your own numbersRun your own numbersWhat a low rate
What a low rate
actually does to your payment.
Drag the sliders. We compare the payment you would take over against financing the same balance with a new loan at today’s 6.95% rate. Principal and interest only—taxes, insurance, and HOA dues are the same either way.
The gap between price and balance is the seller’s equity—your cash to close, or what a second loan can help cover.
Seller’s equity to cover$110,000
24% of the price. Eligible buyers can start with as little as 5% down using a second loan for the rest.
Your monthly payment if you assume
$1,527/mo
New loan at 6.95%$2,251
Assumed at 2.75%
$1,527
Every month$724
Over five years$43,444
Interest you never pay$333,93826-year assumed loan vs. a new 30-year loan
Estimates for illustration. The real numbers depend on the loan, the servicer, and your qualification—we confirm all three before you make an offer.
See what you qualify forSo what’s the catch?Three things to know
Three things to know
before you fall in love.
We don’t sugarcoat assumptions. They take longer than a normal loan and they need a plan for the seller’s equity. Buyers who can work with both get the best financing available today.
45–90
Days, not weeks.
Servicers approve assumptions on their own timeline. Most files close in 45–90 days; some servicers take longer. We track turnaround by servicer and tell you what to expect before you commit.
5%
Equity is your down payment.
You cover the difference between the price and the loan balance. Don’t have it all in cash? Eligible buyers can use a second loan and start with as little as 5% down, plus closing costs.
Yes.
You still have to qualify.
The servicer reviews your credit, income, and debt just like a lender would. The difference is what you get approved for: a rate nobody can originate today.
“Very smooth process. Communication was great and they had weekly reports for us to stay updated on.”
How buying with UMe worksYou pick the home.
You pick the home.
We run the assumption.
Banks have little incentive to make transfers easy. That’s the whole reason UMe exists. Four steps, and we own the hard one.
Start with pre-qualification- 01
Get pre-qualified.
We review your finances against the actual assumption guidelines for FHA and VA loans, so you know your range before you fall in love with a house.
- 02
Search assumable homes.
Filter by the loan, not just the house: existing rate, remaining balance, loan type, and the estimated payment you’d take over.
- 03
Go under contract with an expert agent.
We pair you with an agent who has closed assumptions. We review the servicer, explain their timeline, and set expectations with everyone involved.
- 04
We run the assumption to closing.
We prepare the file, work directly with the servicer, chase every follow-up, and solve what stalls. You stay informed until the keys are in your hand.
What UMe costsOne percent at closing.
One percent at closing.
That’s the fee.
UMe charges 1% of the purchase price, paid by the buyer at closing. It covers the entire assumption: the file, the servicer, the follow-up, and the problem-solving. Browsing, searching, and talking to us cost nothing.
Compare that with what a new mortgage quietly costs—and remember the savings don’t stop at closing. They show up every month for the life of the loan.
A new mortgage
- Origination fee0.5–1%
- Discount pointsOptional, 1%+ each
- Lender & underwriting feesVaries
- Today’s interest rate6.95%
An assumption with UMe
- UMe service fee1% at closing
- Servicer assumption feeFHA capped · VA 0.5%
- Lender originationNone
- Your interest rateThe seller’s
Standard title, escrow, and recording costs apply to both.
Which loans can you assume?Government‑backed.
Government‑backed.
Buyer-friendly.
Assumptions live on FHA, VA, and USDA loans. Conventional loans almost never qualify. Pick a type to see who can assume it and what to expect.
FHA loan
Assumable for any qualified buyer.
You don’t need to be a first-time buyer or a veteran. If you qualify under FHA credit and debt-to-income guidelines, you can generally assume an FHA loan.
- Who can assume
- Any creditworthy buyer
- Mortgage insurance
- Continues with the loan
- Processing fee
- Capped by HUD
The servicer gives final approval. UMe handles the file and the follow-up.
Buyer questionsStraight answers
Straight answers
for buyers.
Eligibility, cash to close, fees, and the parts other people skip over.
All assumption FAQsAn assumable mortgage is a home financing option where the buyer takes over the seller's existing mortgage terms. This can be highly beneficial, often leading to lower monthly payments. Certain government-backed loans like FHA and VA loans are assumable, and many are available.
Ready when you are
The best rate on the market is already on someone’s house.
Search homes with assumable loans, get pre-qualified in minutes, and let UMe carry the assumption to closing.
