3.02% FHA
$405,000
$1,678/mo
846 Cinnamon Lane
Duarte, CA
2 bd1 ba896 sqft
Temple City, California
Keep the rate.
Buy the home in Temple City.
Assumable mortgages let you take over a seller’s existing low-rate loan instead of financing at today’s 7.2%. These are the ones we’ve verified in Temple City.
Avg. assumable rate
2.96%
vs 7.2% market
$1,356/mo saved
Average locked rate
2.96%
Across 6 assumable listings
Typical monthly savings
$1,356
On a $653,833 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 Temple City
Homes with a rate worth keeping
2.88% FHA
$919,000
$2,970/mo
6502 Dos Rios Road
Downey, CA
3 bd2 ba1,064 sqft
2.90% FHA
$540,000
$2,039/mo
5063 Alhambra Avenue
Los Angeles, CA
2 bd1 ba720 sqft
3.14% FHA
$859,999
$2,904/mo
14010 Dunton
Whittier, CA
4 bd3 ba1,605 sqft
2.89% FHA
$750,000
$2,293/mo
3641 Greenglade Avenue
Pico Rivera, CA
3 bd1 ba1,040 sqft
2.94% FHA
$449,000
$1,438/mo
4140 Workman Mill Road
Whittier, CA
1 bd1 ba987 sqft
Nearby markets
More assumable homes in California
- San Diego257
- Los Angeles124
- Chula Vista105
- Victorville96
- Lancaster86
- Palmdale81
- Hemet80
- Murrieta72
- Menifee69
- Temecula65
- Oceanside59
- El Cajon58
- Apple Valley57
- San Bernardino57
- Riverside52
- Lake Elsinore44
- Winchester43
- Corona42
- Hesperia41
- Indio40
- Stockton40
- Sacramento39
- Beaumont37
- Moreno Valley37
Run your numbers
The cost of waiting in Temple City.
A 7.2% new loan against an assumable one at 2.96%, same balance, 30 years.
You keep every month
$1,359/mo
Over a year$16,307
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 Temple City
Numbers below come from current Temple City inventory and update as listings change.
- Are there assumable homes for sale in Temple City?
- As of September 2026, there are no verified assumable listings in Temple City. New assumable homes appear every week across California; save a search on the map and we will email you when one lands in Temple City.
- What types of loans can be assumed in Temple City?
- FHA, VA, and USDA mortgages are assumable by law and make up nearly all assumable listings in California. Conventional loans usually include a due-on-sale clause and cannot be assumed. You do not need to be a veteran to assume a VA loan.
- How long does a mortgage assumption take in Temple City?
- 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 Temple City.
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.
