The Assumable Guy Show

Forty five to ninety days. That is the honest answer, and Ryan gives it upfront. But the number by itself is missing the part that actually decides how much money you walk away with. He breaks down the two clocks running on every home sale, days on market and contract to close, and shows why marketing an assumable rate destroys the first one while only adding a few weeks to the second. The real example makes it concrete: a home that comped at $585,000 listed at $519,000 with the assumable rate front and center, had an offer in 14 days, bumped to $540,000, and sold at $542,000 with concessions. Meanwhile the house down the street sat 60 days and took two price cuts. Same total time. Different outcomes. Ryan also covers the two seller hacks that make the timeline manageable: ask for a rent back so you can close and keep living there while you plan your next move, and write the closing date at 90 days on the contract so nobody panics if it takes the full window. He gives buyers a move too: offer the rent back before the seller asks for it and put your timeline flexibility in writing. Sellers pick the buyer who makes their life simple, and that is often worth more than a few extra thousand dollars. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

If the loan is FHA, VA, or USDA, it is assumable. That is not an opinion. It is written into the loan documents the seller signed at closing. The bank does not get a vote. Ryan explains exactly why servicers say otherwise, what they stand to gain by slowing down or killing an assumption, and why the person on the phone telling you no almost certainly cannot approve or deny anything anyway. He breaks down the three different people who say "the bank said no" and the different fix for each one, then walks through four specific moves to push back: ask for it in writing, ask if FHA or VA should get involved, bring in an assumption processor, and keep the deal alive while you push. Jeremy's story makes the case: told the loan was not assumable, almost walked, asked for it in writing, the servicer went quiet, a processor got involved, and he closed at 2.65% on a $415,000 home with $21,000 down, saving over $900 a month compared to a new loan at today's rates. Ryan is also straight that not every no is fake: conventional loans usually are not assumable and pushing will not change that. But "you didn't qualify" and "this loan isn't assumable" are two completely different answers, and the bank will blur them together if you let them. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Yes, you can get a premium for your rate. But not the way most people think, and doing it the wrong way is exactly how your house ends up sitting. Ryan breaks down why every extra dollar you tack onto the list price of an assumable does not show up in a buyer's monthly payment. It shows up as cash at the closing table. The loan balance does not move, the bank is not lending more, and the equity gap is the gap. He runs the numbers on a $400,000 loan at 2.5% where the buyer saves $948 a month and $307,000 over the life of the loan, then explains why asking that buyer to pay a $25,000 premium in cash today is asking them to pay for a slow benefit with fast money. The actual move is what Colin and Beth did: price to create competition, let the offers stack up, and let the swarm set your number. He also shares a deal where a home listed at $519,000 on purpose, under the comps, bumped to $540,000 once the traffic showed up, and sold at $542,000 in 14 days with concessions on top. Buyers get a note too: do not automatically walk away from an assumable priced above comps. Run the math first. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Three weeks into your assumption and the bank has gone completely silent. You have sent the same pay stub twice, nobody has heard of your file, and the phone tree goes nowhere. Ryan explains why that is not bad luck. That is a normal Tuesday when you are dealing with a department the bank genuinely does not want to run efficiently. He breaks down exactly what an assumption processor does, why they can say things to a servicer that you simply cannot, and what happens when they drop the one question that instantly changes the conversation with a dragging lender. He also runs the math on the processor fee against the savings: on a $400,000 loan at 2.75% versus today's rates, you are saving $895 a month. The processor fee pays for itself in under five months and then you keep that $895 for the next 27 years. Dilip's deal is the proof: an investor who almost lost a 2.8% rate on a $550,000 property because the servicer got squirrely mid-file. The processor got in, cleared the noise, and Dilip closed. Ryan is also straight about what a processor cannot do: they do not make the bank fast. Set flexible move dates or the savings stop feeling like savings. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Real estate TikTok throws both terms around like they are interchangeable. They are not. Ryan draws a clear line between the two in this episode. An assumable mortgage is lender approved, written into federal law for FHA and VA loans, and ends with the loan in your name and the seller walking away with a release of liability. Subject-to means the deed transfers but the loan stays in the seller's name, the bank never gets told, and everybody just hopes the due-on-sale clause never gets triggered. He explains exactly why a bank sitting on a 2.5% loan would love an excuse to call it due and reloan that money at today's rates, what that risk looks like for the buyer over a 30 year hold, and why sellers get the worst end of the subject-to deal, their credit on the hook for a mortgage on a house they no longer own. He also makes a point that cuts through a lot of creative finance pitches: if the loan is FHA or VA, the legal assumable version of that same deal already exists. Same rate, same low payment, except the bank approves it and nobody is crossing their fingers for decades. Ben and Liz's deal at 2.99% on a $430,000 home with $16,000 down is the legal version. That is the one worth chasing. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

The number one thing stopping sellers from marketing their home as assumable is the fear that handing off the loan traps them from buying again. Ryan kills that fear with one concept most sellers have never heard of: the release of liability. When a buyer assumes your loan the right way, with full lender approval, that debt comes off your name, off your credit, and off your debt-to-income completely. To a new lender you look like someone with no mortgage at all, which opens your buying power right back up. He walks through the VA entitlement math for sellers in El Paso County who still have over $400,000 in remaining buying power after a $350,000 assumption, covers the dual military couple hack, and lays out the other doors available when entitlement is maxed out: conventional at 3% down, CHFA, and FHA. Colin and Beth were scared this would box them in. They marketed as assumable, sold faster, sold for more, got their release of liability, and walked into their next home without a hitch. The thing they were scared of never happened. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Three out of four homes with assumable mortgages are sitting right there on the market and nobody knows it. Ryan breaks down exactly why: the MLS field rarely gets filled in, agents do not advertise what they do not understand, and buyers have never been taught to ask. Three people in a room sitting on top of a 2.99% rate and it just evaporates. He walks through the math on a $430,000 FHA loan at 2.99% versus a new loan at today's rates, a difference of about $900 a month and over $300,000 in interest over the life of the loan, and shares how Ben and Liz found a home listed like any other with nothing in the description, made the right call, asked the right question, and closed with $16,000 down and a rate in the twos. Ryan also gives buyers one simple question to start uncovering hidden inventory on their own, and explains why the fact that these deals are hard to find is exactly why they are still deals when you find them. The real inventory is off everybody's radar. That is the opportunity. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Most sellers assume their rate dies the day they hand over the keys. It does not. Ryan makes the case that a 2.5% rate on an FHA, VA, or USDA loan might be the single most valuable thing about your home when it is time to sell. He puts real numbers on it: the same $450,000 loan costs a buyer $1,070 more every month at today's rates compared to stepping into a 2.5% assumption, and over the life of the loan that gap is north of $300,000. He also addresses the fear that marketing as assumable shrinks your buyer pool, and flips it completely. When you put the rate out front you pull in assumable buyers, conventional buyers, and cash buyers all competing for the same house. Colin and Beth never even took the assumable offer. The rate got them the crowd and the crowd got them the price. Ryan also covers the VA entitlement math for veteran sellers who want to leave the rate behind without giving up their ability to buy again. Your rate is not a souvenir you leave behind. It is the strongest selling point you have. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

Finding out a seller has a HELOC or a second loan on a property does not mean the deal is dead. It means most buyers walk away from a killer rate for no reason. Ryan explains why you are only ever assuming the first loan, the FHA or VA loan with the rate in the twos, and the seller's second mortgage gets cleared out of their proceeds at closing the same way it would in any normal sale. He runs the numbers on a real scenario, a $430,000 purchase where the seller has both a $400,000 assumable first and a $25,000 HELOC, and shows how the buyer still brings the same cash, still gets 2.99%, and never touches the second lien. He also covers the one situation where a second mortgage does create a real problem, when the seller owes more combined than the home is worth, and why pulling title and checking every lien early in the process is the move that keeps you from finding that out on day 80. Ben and Liz's deal had a HELOC on it. They knew about it in week one, the seller cleared it at closing, and it was a line item on the seller's side of the statement. Not yours. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

USDA loans are assumable, but they come with a catch most people do not find out until they are already three weeks into the process. Ryan lays it out straight. Unlike FHA and VA, most USDA assumptions reset to today's rate, so the seller's 2.75% does not automatically come with the house for a regular buyer. But there is one situation where the original rate does transfer: family. When a home moves between family members on a USDA loan, the rate can come with it, and Ryan walks through exactly what that looks like with real numbers, a $310,000 balance at 2.75% versus the same loan reset to 6.5%, a difference of nearly $700 a month staying inside the family instead of going to the bank. He covers what you still need to qualify, why timeline expectations matter, and where to look when you are not buying from a relative. The same rural and small town areas loaded with USDA loans are also full of FHA and VA loans that do hand you the seller's rate, and 75% of those never show up in a standard search. Knowing the loan type before you fall in love with a property is the whole game. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.