Assume a seller's 2.5–4% FHA/VA/USDA mortgage instead of financing at current rates — huge monthly savings.
FHA, VA, and USDA loans originated before the rate spike are assumable by qualified buyers. Buyer takes over the seller's principal balance at the original rate; the difference between price and balance is paid in cash or via a second lien/seller carry. VA assumptions require lender approval and (if buyer isn't a veteran) the seller's entitlement stays tied to the loan. Search assumable listings via Roam, Assumable.io, or MLS keyword filter.
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Eligible veterans buy with $0 down, no PMI, and assumable rates.
0% down in USDA-eligible areas — includes many suburban zip codes.
Neighborhood Assistance Corp of America — below-market rate, zero down.
Fannie / Freddie low-income programs — 3% down + reduced PMI.
1.25–2.25% down for enrolled tribal members — nationwide.
State / county / employer DPA — $5K–$50K forgivable or 0% deferred 2nd.
$100 total down on FHA-repossessed homes for owner-occupants.
3.5% down + rehab budget rolled into one loan — buy distressed properties.