Most buyers shopping in Roseville and Rocklin this summer are running their numbers at today's rates — and today's rates are 6.49% on a 30-year fixed, per Freddie Mac's latest survey. But a small slice of the market plays by different rules. When a home carries a government-backed loan (VA or FHA), a qualified buyer can assume the seller's existing mortgage — same rate, same remaining term, same payment schedule the seller locked in years ago.

At the rates on these three loans, the math changes dramatically. Borrowing money at 2.6% instead of 6.49% saves roughly $3,900 a year in interest for every $100,000 borrowed. Applied to the actual balances below, that works out to an estimated $10,000–$15,000 per year in interest savings per home versus financing the same amount at today's average rate — before you've negotiated a dollar off the price.

The three listings

All three are active as of this writing, and all three carry assumable VA financing under 2.7%. Here they are, from most affordable to most house — with the two numbers that matter on any assumption: the rate you inherit and the cash gap you'll need to cover.

Before you get excited: the two things every buyer should know

First, the equity gap. When you assume a loan, you take over the balance — not the full purchase price. The difference is your responsibility, covered with cash, a second loan, or a combination. On these three homes, the estimated gaps range from $135K on Gunnar Drive to $360K on Paragon Street — which is why the "best" assumption isn't always the lowest rate; it's the one whose gap matches your cash position. I run this analysis for every buyer before we write an offer.

Second, the timeline. Assumptions go through the seller's existing loan servicer, and approvals typically run 45–90 days rather than the 21–30 you'd see on a conventional purchase. That's manageable — but only if your agent has done this before and structures the contract accordingly.

If any of these three homes fits your search, reach out and I'll pull the full loan documentation, run the payment comparison against a conventional purchase at today's rates, and map out what your cash-to-close actually looks like.