2.96% FHA
$340,000
$1,425/mo
210 4th Avenue
Big Timber, MT
2 bd2 ba973 sqft
Big Timber, Montana
Keep the rate.
Buy the home in Big Timber.
1 assumable home for sale in Big Timber, with locked rates from 2.96%. Take over the seller’s existing FHA, VA, or USDA loan instead of financing at today’s 7.2%.
Median assumable rate
2.96%
vs 7.2% market
$955/mo saved
Median locked rate
2.96%
Across 1 assumable listing
Typical monthly savings
$955
On a $340,000 home vs 7.2%
Certified listings
0
Loan terms confirmed with the listing agent
Loan types
FHA
Government-backed loans are assumable by law
Verified in Big Timber
Homes with a rate worth keeping
Inventory snapshot
What’s assumable in Big Timber right now
Live counts from the MLS feeds we index for Montana. Updated July 2026.
- Active listings
- 1
- Certified / verified
- 0
- Lowest rate
- 2.96%
- Median rate
- 2.96%
- Median list price
- $340,000
- Median cash to assume
- $35,471
Listings by locked rate
- Under 4%1 home
- 4% – 5%0 homes
- 5% – 6%0 homes
- 6% and up0 homes
Listings by loan type
- FHA1 homemedian 2.96%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
By neighborhood
Assumable homes by Big Timber ZIP code
Nearby markets
More assumable homes in Montana
- Great Falls33
- Kalispell28
- Helena16
- Missoula16
- Butte11
- Libby9
- Polson8
- Columbia Falls6
- Stevensville6
- Bigfork5
- Cut Bank5
- Florence5
- Darby4
- Hamilton4
- Plains4
- Superior4
- Anaconda3
- Arlee3
- East Helena3
- Eureka3
- Marion3
- Ronan3
- Shelby3
- Troy3
Run your numbers
The cost of waiting in Big Timber.
A 7.2% new loan against an assumable one at 2.96%, same balance, 30 years.
You keep every month
$705/mo
Over a year$8,465
Monthly payment, side by side
7.2% vs 2.96%
How an assumption works
Three steps. One lower payment.
You’re not applying for a new mortgage. You’re stepping into one that already exists, at the rate it was written.
- 01
Find a locked rate
Every listing here carries an existing FHA, VA, or USDA loan you can take over. Filter by rate, payment, or down payment.
- 02
Qualify with the servicer
You apply with the current lender, not a new one. Our team handles the paperwork and the timeline.
- 03
Close and keep the rate
The seller’s balance, rate, and remaining term become yours. No points, no rate shopping, no reset to 30 years.
Questions
Assuming a mortgage in Big Timber
Numbers below come from current Big Timber inventory and update as listings change.
- How many assumable homes are for sale in Big Timber?
- As of July 2026, UMe tracks 1 active assumable listing in Big Timber. Inventory refreshes from the MLS throughout the day, so the map may show slightly different counts.
- What types of assumable loans are available in Big Timber?
- Current Big Timber inventory breaks down as FHA (1, median 2.96%). FHA, VA, and USDA mortgages are assumable by law, which is why they make up nearly all assumable listings. Conventional loans usually carry a due-on-sale clause and cannot be assumed. You do not need to be a veteran to assume a VA loan, though the seller's entitlement stays tied up unless you substitute your own.
- What is the lowest assumable mortgage rate in Big Timber right now?
- The lowest rate on an active Big Timber assumable listing is 2.96%, and the median across all 1 listing is 2.96%. 1 listing is under 4% and 1 is under 5%, compared with roughly 7.2% for a new 30-year loan today.
- How much can I save with a mortgage assumption in Big Timber?
- Across current Big Timber listings, the median principal-and-interest payment on the assumable loan is $1,425 per month versus $2,380 for the same balance at today's rates, a difference of about $955 every month, or $11,461 a year. The savings compound because you also keep the seller's remaining term instead of restarting a 30-year clock.
- How much money do I need to assume a home in Big Timber?
- When you assume a loan you pay the seller the difference between the list price and the remaining loan balance. In Big Timber that gap is currently a median of $35,471 on a median list price of $340,000. Buyers cover it with cash, a second mortgage, or seller financing; UMe can connect you with lenders who write gap loans behind an assumption.
- Which Big Timber ZIP codes have the most assumable homes?
- The Big Timber ZIP codes with the most active assumable listings are 59011 (1). Use the map to draw your own boundary or filter by rate, payment, and down payment inside any of them.
- How long does a mortgage assumption take in Big Timber?
- Most FHA and VA assumptions close in 45 to 90 days. The loan servicer, not a new lender, underwrites you, and servicer turnaround is the main variable. UMe tracks the file with the servicer and the listing agent so nothing stalls, and every listing shows whether the assumption has already been confirmed with the seller's side.
Ready when you are
Stop overpaying for Big Timber.
Every listing on the map has a rate you can take over. Start with the ones in Montana, or list your own low-rate loan and let buyers come to you.
