What if you could buy a home in San Antonio at 2.45%? We find the home, help you make the offer, and guide you all the way through closing — at zero cost to you. We are based in San Antonio and work with buyers across the country.
Real scenarios across a range of home prices and assumed rates — this is what the savings look like on actual San Antonio area homes.
We start by learning about your situation, goals, and budget. We check your eligibility and make sure an assumable mortgage is the right path — no pressure, no obligation.
We dig through San Antonio's 800+ assumable listings — and across Texas and beyond — to find homes with the rates and loan-to-value ratios that actually work for your situation.
We help you structure the offer correctly using the TREC Loan Assumption Addendum and submit everything to the seller's servicer the right way, the first time.
We stay by your side through lender approval and closing. The day you get your keys, you start saving — and keep saving for decades.
Assumption transactions take longer than a standard purchase — and we'll be upfront about that from day one.
The wait is worth it. On a $287,500 home at 2.45% vs. 6.75%, you recoup a 70-day wait in under three months of payments — then save $641 every single month for the life of the loan. Timelines can vary by servicer and state. We work with buyers across the country and will set clear expectations for your specific situation from day one.
From the North Side to New Braunfels, here's what buyers across the area are saying about working with Assume A Rate LLC.
"We assumed a VA loan at 2.75% when everything else was pushing 6.5%. Alberto walked us through every step and could not have been more patient. Over $800 a month in savings. This is a genuine game changer for military families."
"I am not a veteran and had no idea I could assume a VA loan. Alberto explained everything clearly, found us a home in Schertz at 2.9%, and it cost us nothing out of pocket. Rare to find someone this knowledgeable who genuinely has your back."
"Closed on a VA assumption in New Braunfels at 3.1%. Our neighbors bought down the street at 6.75% the same month. We are paying $900 less every month. Alberto kept us updated constantly and the 65-day process never felt stressful."
"As a veteran I was worried about my entitlement. Alberto sat down with me and walked through exactly how the swap works. We closed in 58 days, my seller got their entitlement back, and I locked in a 2.5% rate. Everyone came out ahead."
"I was skeptical this was even real. A 3.25% rate on a $415k VA loan? My original agent had never done one of these. Alberto handled everything and we closed without a hiccup. I tell every person I know about Assume A Rate."
"We were renting in Kyle and buying at today's rates just did not make sense for us. Alberto found us a VA assumable at 2.85%. Our payment is now lower than our rent was. This changed everything for our family."
"Retired Army, buying in Boerne. Alberto is the only person in this market who actually knows how to get these VA deals closed. He teaches licensed agents on this topic and it shows. Professional, straightforward, and honest from day one."
"Assumed a VA loan at 3.4% on a home in Seguin. Alberto walked us through every document, checked in at every milestone, and we never once felt lost in the process. This is exactly how buying a home should feel."
You don't need to be a veteran to assume a VA loan. But veterans have a powerful additional option when it comes to entitlement.
Military service is not required. If you qualify financially with the lender, you can take over a veteran's locked-in low rate. The VA benefit travels with the loan, not the person.
A veteran seller can swap their entitlement with a veteran buyer, freeing them to use their VA benefit again on a future home. Entitlement can also be left behind, which opens additional flexibility for how the buyer may use the property. Every situation is different — we'll walk through yours.
All FHA loans are assumable by law. Existing mortgage insurance stays in place, no upfront PMI, no appraisal required. A solid path when the rate and numbers make sense.
In some states, second mortgage programs exist to bridge the gap between the assumed loan balance and the sale price. In Texas, this path is significantly more limited — which is why we focus on high loan-to-value properties. If you are buying in another state, gap financing options may be more available and we can help you explore those.
San Antonio has one of the strongest assumable mortgage markets in the state. We live and work here, and we know this market better than anyone. While most of our clients are in San Antonio and the surrounding areas, we help buyers nationwide.
As buyers, you pay nothing out of pocket for our services. We work the same way a traditional real estate transaction does: seller-paid commissions are standard in every home sale, and we negotiate those on your behalf as part of the deal. You get expert assumption guidance, a licensed agent in your corner, and the full process handled start to finish. At no cost to you.
Assume A Rate LLC was born right here in San Antonio with one mission: make assumable mortgages accessible to everyone — with full support and zero fees. We are headquartered in San Antonio and work with buyers across the country — though most of our clients are right here in the Alamo City and surrounding areas.
Alberto teaches "VA & FHA Assumable Loan Essentials" (Course #50109) to licensed agents across Texas. You're working with the person who literally wrote the CE course on this topic.
We don't hand you a list and wish you luck. We find the right home, structure the offer, manage the servicer relationship, and stay with you until keys are in hand.
San Antonio is home and where most of our work happens. But assumable mortgages exist in every state, and we work with buyers across the country. Wherever you are buying, the process and our commitment are the same.
Whether you're ready to talk now or want to learn more first, we have you covered.
Talk directly with Alberto. We'll review your situation, answer every question, and map out your path to a low-rate home. Zero pressure, zero cost.
Schedule Now →Not quite ready to call? Get our free guide covering VA and FHA assumable mortgages — the process, what to watch for, and how to find the right home.
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