Short sales, South Placer market trends, mortgage rates, ranch property and three featured homes.ALEX DYER | REAL ESTATEPLACER & SACRAMENTO COUNTIES · SEPTEMBER 24, 2026This week's market
Investor Resource Guide To Assumable Loans
Dated: June 23 2026
Views: 55
Investor Resource Guide
Assumable Investments
What Every Real Estate Investor Needs to Know About VA & FHA Assumptions
Alex Dyer
REALTOR® · DRE #01239383
eXp Realty / New Vision Realty Group
Placer · El Dorado · Sacramento · Nevada Co.
Call or Text: (Your Number)
alexdyer.com
Placer · El Dorado · Sacramento · Nevada Co.
Call or Text: (Your Number)
alexdyer.com
1
Can investors assume VA mortgages?
Yes. Any investor can assume a VA mortgage when the VA seller is willing to split off the portion of their VA entitlement tied to the property. The seller's cooperation on entitlement transfer is the key variable — and more sellers are open to it than most agents realize.
2
Can investors assume FHA mortgages?
FHA mortgages are assumable by any creditworthy homebuyer, including investors. However, FHA guidelines require the buyer to occupy the home for the first 12 months after purchase. Investors can own multiple FHA properties simultaneously, but each must be owner-occupied for the first 12 months and located at least 100 miles apart.
âš 12-Month Owner-Occupancy Requirement
3
How many veterans are willing to part with entitlement?
More than you'd expect: 20–25% of VA sellers are in a position to leave their entitlement behind. Many either don't need it again or can leave it without impacting their ability to purchase their next home with remaining VA benefits. The initial "no" from sellers is usually due to misinformation — not a firm objection. Education at the listing agent level is critical.
4
Why can't investors educate listing agents directly?
Because listing agents won't treat buyer-provided information as credible. The industry maxim "buyers are liars" reflects a real credibility gap. Licensed agents, by contrast, are accountable through managing brokers and REALTOR® associations — which creates trust that buyers simply don't have. Working with a knowledgeable buyer's agent who can speak agent-to-agent is essential.
5
What is the most common misconception about VA assumptions?
Most agents incorrectly believe that if a seller leaves behind entitlement, they remain financially liable if the buyer defaults. This is false. The VA mandates a full financial liability release at closing for all assumptions — confirmed by VA Form 26-6381, which must be signed at close. All financial liability transfers to the assuming buyer.
✓ VA Form 26-6381 — Liability Release at Close
6
Can a veteran get a new VA loan after leaving behind entitlement?
Yes — as long as some entitlement remains. The VA guarantees 25% of any VA loan. A veteran can self-guarantee the difference with a down payment: calculate (purchase price − remaining entitlement) × 25% to determine the required down. If zero entitlement remains after the assumption, a new VA loan is not available until the entitlement is restored.
Alex Dyer
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