You can buy a house right now and get a 2.5% interest rate. Right now.
There are 12 million assumable mortgages in the U.S., and almost nobody knows about them. The Assumable Guy Show breaks down how buyers can take over existing FHA and VA loans at rates from the 2020-2022 era, saving hundreds of thousands in interest over the life of the loan.
Hosted by Ryan Thomson, The Assumable Guy, a real estate agent who closes assumption deals every week. Each episode covers one piece of the puzzle: the savings, the process, and the real talk about what's hard and what's worth it.
Can I Buy an Assumable Home if I Still Have to Sell My Current House First?
Not a dealbreaker, and the long assumption timeline that most buyers complain about actually works in your favor here. Ryan lays out the full four-step sequence: get under contract on the assumable first so you do not lose it while your house sits on the market, start the assumption process immediately, list your current home about three to four weeks in so the sale closes right around day 55 or 60, then negotiate a rent back so you close on your sale, collect your equity, and stay put until the assumption finishes. No hotel, no carrying two mortgages, no moving twice. He also covers the HELOC move for buyers who want a clean offer with no contingency: draw the equity gap from your current home before you list it, pay interest only at around $390 a month while both are in process, and the HELOC gets wiped the day your home sells. He is straight about the home sale contingency too: it is allowed, but you need to make it as tight as possible if you use it, and a seller who is already leaving entitlement and waiting 90 days is a big ask. One more angle for current homeowners: if your existing home has a low FHA or VA rate, market it as assumable too. A faster sale at a higher price is exactly what you need when timing both closings. The math that makes all of this worth the effort: same house, same street, $1,000 a month less than a new loan at today’s rates. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.
15 Oct 2026
Two Offers on My House: One Assumable, One Conventional. Which One Should I Take?
Ryan sets up the comparison with real numbers and one rule: compare net, not headline price. On a $460,000 home with a VA loan at 2.5%, a conventional offer at $455,000 with $8,000 in concessions nets $447,000. An assumable offer at $465,000 with no concessions and the buyer covering the processor fee nets $465,000. Back out two months of carrying costs and the assumable still puts about $14,000 more in your pocket on the same house in the same week. He explains exactly why the assumable buyer pays more: stepping into a $1,720 a month payment versus $2,730 on a new loan, the premium is just math on their end. Ryan also covers the backup offer move most sellers never think to try, taking the assumable as the primary contract and asking the conventional buyer to sign on as backup so you get the higher net without losing your safety net. He is straight about when to take the conventional: hard close date because your next purchase depends on this one, entitlement concerns, or nets that are basically the same. And he closes with the Colin and Beth insight that most sellers miss: you do not market as assumable just to sell to an assumable buyer. You market it to get two good offers on the table so you get to choose, and the conventional offer you end up with is a better one than you would have gotten otherwise. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.
13 Oct 2026
How Do I Write an Assumable Offer That Beats a Conventional Offer?
You beat a conventional offer by taking away every reason the seller has to say no to the slower closing. Not by being the highest price. By being the easiest yes. Ryan walks through five specific moves that make an assumable offer land harder than a 30-day conventional, starting with going in at full price because the discount is already built into the rate at $1,110 a month in savings, and the buyer who haggles over $10,000 on price just gave up $13,000 a year to save once. He covers paying the processor fee so the seller sees zero additional cost, writing in a carrying cost clause that reimburses the seller’s monthly payment for every month past 45 days so the extra wait literally costs them nothing, showing up with proof of funds and a processor pre-screen already attached to the offer, and making sure the contract has the right assumable clauses and deadlines that most agents do not know how to write. Jeremy’s story closes the argument: full price, carrying cost clause, processor fee covered, listing agent called before anyone else. Jeremy is paying $1,540 a month. The conventional buyer would have paid over $2,300. Nine thousand dollars a year, every year, because his offer was easier to say yes to, not bigger. Ryan also gives veterans one line that can flip a hard no into a yes before price even comes up. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.
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