Thousands of Texas VA loans locked in at 2–3% are fully assumable today — by veterans and civilians alike. No refinancing. No new appraisal. Just a historic rate, transferred to you.
Most platforms in this space are databases. They surface a list of assumable loans and leave you alone to figure out the servicer — the hardest part of the entire process.
We work differently. Our team has deep mortgage origination and underwriting backgrounds. We search both public listings and off-market properties using loan-level data sources most buyers never access. We write offers on your behalf and manage the servicer relationship from contract to close.
The result is a smoother transaction, fewer stalled timelines, and someone in your corner who speaks both real estate and mortgage fluently — because we live in both worlds.
A VA loan assumption lets a qualified buyer step into the seller's existing mortgage — the original rate, remaining balance, and terms all transfer. The lender approves the new borrower. The seller gets fully released. You keep that rate for the life of the loan.
This is federal law, not a workaround. Assumability is written into every VA loan. Most buyers — and most agents — simply don't know to ask for it.
Cumulative interest savings on a $407,000 VA loan at 2.5% vs. a new loan at 7.5%. The gap only widens over time.
$407,000 · 30-year fixed · P&I payments only. Actual results will vary.
Here's something almost no one knows: it is possible to assume a VA loan as a non-owner-occupant investor — if the seller leaves their VA entitlement behind.
When a seller does not require their entitlement to be restored, the loan can transfer to an investor buyer who intends to hold the property as a rental. The seller's entitlement stays tied to that loan until it's paid off or refinanced — but for a seller who simply wants out and doesn't need the benefit back, this can work.
The rate advantage is exactly the same: a 2–3% VA loan on an investment property produces cash flow that is virtually impossible to replicate at today's investor financing rates. That's why we call it the unicorn.
From finding the right home to managing the servicer — here's what working with us looks like.
We review your budget, timeline, and target area. We walk through the equity gap, the VA assumption fee, and whether this path makes sense for your specific numbers — no obligation.
We search MLS listings and off-market Texas properties with VA and FHA loans originated 2019–2022. We also reach out directly to surface homes before they hit the public market.
We represent you — writing the offer, negotiating terms, and assembling the assumption package with our mortgage background. We submit complete packages from day one to avoid restarts.
The rate transfers to your name. The seller receives a full liability release. You begin paying at a rate that hasn't been available to new buyers in years — locked in for the life of the loan.
Compare a new loan at today's rate against an assumed VA rate. Change any field — results update live.
| Year | New Loan | VA Assumed | Annual Saved |
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I'm a veteran and genuinely didn't know VA loans were assumable. We found a home near Lackland at 2.625%. My mortgage is over $800 less per month than my neighbor who bought the same month. The assumption fee versus what a new funding fee would have cost was remarkable.
We are not military. Our first agent told us civilians couldn't assume a VA loan. Completely wrong. We assumed a 2.875% VA loan in Austin — fully legal — and we're saving over $700 a month versus a new loan. Don't let anyone tell you it can't be done.
The servicer was slow early on. But the team had direct contacts and escalated it correctly. Closed at 2.25% on a $385k home with 27 years remaining. The interest savings over the life of this loan are staggering. Every week of patience was worth it.
Book a free 10-minute call. We'll look at what's available in your target market, walk through the equity gap for your budget, and tell you exactly what's possible — no credit pull, no obligation.
We'll follow up within one business day — or schedule directly on Calendly
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