2.77% FHA
$750,000
$3,684/mo
32130 Village 32
Camarillo, CA
2 bd2 ba1,589 sqft
California · Statewide
Keep the rate.
Buy the home in California.
4,101 assumable homes for sale in California, with locked rates from 2.10%. Take over the seller’s existing FHA, VA, or USDA loan instead of financing at today’s 7.2%.
Median assumable rate
4.98%
vs 7.2% market
$777/mo saved
Median locked rate
4.98%
Across 4101 assumable listings
Typical monthly savings
$777
On a $584,000 home vs 7.2%
Certified listings
0
Loan terms confirmed with the listing agent
Loan types
FHA · VA
Government-backed loans are assumable by law
Verified in California
Homes with a rate worth keeping
2.78% VA
$1,450,000
$6,557/mo
9699 Yoakum Drive
Los Angeles, CA
3 bd2 ba1,841 sqft
2.90% FHA
$640,000
$2,945/mo
28982 Sam Place
Canyon Country, CA
4 bd3 ba1,911 sqft
2.96% VA
$289,900
$1,347/mo
7343 Bay Avenue
California City, CA
3 bd2 ba1,689 sqft
2.87% VA
$450,000
$1,951/mo
801 Yankee Point Way
Oceanside, CA
2 bd2 ba1,104 sqft
2.90% VA
$750,000
$3,139/mo
27258 Narrowleaf Willow Lane
Valencia, CA
3 bd3 ba2,010 sqft
Inventory snapshot
What’s assumable in California right now
Live counts from the MLS feeds we index for California. Updated September 2026.
- Active listings
- 4,101
- Certified / verified
- 0
- Lowest rate
- 2.10%
- Median rate
- 4.98%
- Median list price
- $584,000
- Median cash to assume
- $189,749
Listings by locked rate
- Under 4%1,678 homes
- 4% – 5%360 homes
- 5% – 6%272 homes
- 6% and up1,701 homes
Listings by loan type
- FHA2,418 homesmedian 5.52%
- VA1,683 homesmedian 3.84%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
By neighborhood
Assumable homes by California ZIP code
- 92584
50 assumable homes · median 5.12%
median $628,995
- 92563
49 assumable homes · median 4.58%
median $644,000
- 92592
44 assumable homes · median 3.60%
median $737,500
- 92596
44 assumable homes · median 5.61%
median $644,500
- 92154
43 assumable homes · median 6.34%
median $640,000
- 91913
42 assumable homes · median 4.99%
median $799,450
- 92392
38 assumable homes · median 6.30%
median $469,999
- 92223
36 assumable homes · median 4.98%
median $562,500
Across California
Assumable homes by California city
Run your numbers
The cost of waiting in California.
A 7.2% new loan against an assumable one at 4.98%, same balance, 30 years.
You keep every month
$670/mo
Over a year$8,041
Monthly payment, side by side
7.2% vs 4.98%
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 California
Numbers below come from current California inventory and update as listings change.
- How many assumable homes are for sale in California?
- As of September 2026, UMe tracks 4,101 active assumable listings in California. Inventory refreshes from the MLS throughout the day, so the map may show slightly different counts.
- What types of assumable loans are available in California?
- Current California inventory breaks down as FHA (2,418, median 5.52%) and VA (1,683, median 3.84%). 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 California right now?
- The lowest rate on an active California assumable listing is 2.10%, and the median across all 4,101 listings is 4.98%. 1,678 listings are under 4% and 2,038 are under 5%, compared with roughly 7.2% for a new 30-year loan today.
- How much can I save with a mortgage assumption in California?
- Across current California listings, the median principal-and-interest payment on the assumable loan is $2,304 per month versus $3,081 for the same balance at today's rates, a difference of about $777 every month, or $9,329 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 California?
- When you assume a loan you pay the seller the difference between the list price and the remaining loan balance. In California that gap is currently a median of $189,749 on a median list price of $584,000. 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 California cities have the most assumable homes?
- Right now the deepest assumable inventory in California is in San Diego (256), Los Angeles (123), Chula Vista (105), Victorville (96), and Lancaster (86). Each city has its own page with live counts, rates, and neighborhoods, and the California map lets you search the whole state at once.
- How long does a mortgage assumption take in California?
- 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 California.
Every listing on the map has a rate you can take over. Start with the ones in California, or list your own low-rate loan and let buyers come to you.
