How to Market Your Home's Assumable Mortgage

You've got a killer rate on your mortgage. Now let's make sure every potential buyer knows about it. Here's how to market your assumable loan effectively.

Lead With the Rate

The assumable rate should be the first thing buyers see. Not buried in paragraph three of the description. Not mentioned as an afterthought. Front and center.

In the MLS listing title/headline:

"2.75% Assumable FHA Mortgage | Save $1,100/mo vs Market Rates"

In the first line of the description:

"This home comes with a 2.75% assumable FHA mortgage. That's a monthly payment of approximately $1,556 vs $2,844 at today's 7% rate. The buyer saves over $330,000 over the life of the loan."

Lead with numbers. Buyers respond to specific savings, not vague promises.

Create a Rate Comparison Sheet

Put together a one-page document that shows:

• Home price
• Assumable loan details (rate, balance, remaining term)
• Monthly payment with assumption vs. new mortgage
• Monthly savings
• Annual savings
• Total lifetime savings
• Estimated equity gap and coverage options

Make this available at showings, open houses, and as a downloadable PDF. Send it to every buyer's agent who inquires. The math does the selling for you.

Social Media Posts That Work

The assumable rate is inherently shareable content because the numbers are so striking.

Post format that works:

"My listing at [address] has a 2.75% assumable mortgage.

Monthly payment: $1,556

Same home at today's 7% rate: $2,844

That's $1,288 less. Every month. For 25 years.

Total savings over the life of the loan: $386,000.

DM me if you want the details."

Keep it simple. Let the numbers do the work. People share posts like this because the savings are jaw-dropping.

Video content:

A 30-second video of you (or your agent) standing in front of the house, running through the numbers. "This home has a 2.75% assumable rate. Let me show you what that means for your monthly payment." Walk through the comparison. End with "DM me."

Open House Strategy

At open houses, have the comparison sheet printed and visible. Create a poster or easel display showing the payment comparison. When buyers walk in, the first thing they should see is the rate and the savings.

Train the showing agent to lead with the assumption: "Before I show you the home, let me tell you about the financing. This home has a 2.75% assumable FHA mortgage. That means your monthly payment would be about $1,556 instead of $2,844 at today's rates."

Most buyers won't know what an assumable mortgage is. Be ready to explain it simply: "You take over the seller's existing loan at their rate. The lender approves you, and their 2.75% rate becomes yours."

Agent-to-Agent Communication

When buyer's agents call about the listing, lead with the assumption details. Many agents don't notice the assumption mention in the MLS (if it's even there). A quick email or call saying "Hey, just wanted to make sure you saw that this listing has a 2.75% assumable FHA mortgage. Here's the comparison sheet" can generate serious interest.

Some buyer's agents won't know how to handle an assumption. That's okay. Provide them with resources:

• A one-pager explaining the assumption process
• A list of assumption processors they can work with
• Your (or your agent's) contact info for questions

Making it easy for the buyer's agent to present the option to their client increases the chance of an assumption offer.

Timing Your Marketing

List your home with the assumption prominently featured from day one. Don't wait to see if you get traditional offers first. The assumption marketing attracts additional buyers who wouldn't have looked at your home otherwise.

If your home has been on the market for 30+ days, consider refreshing the listing with stronger assumption language. Sometimes the original listing doesn't emphasize the rate enough, and a refresh with better marketing brings new interest.

Handling Questions From Buyers

Buyers will ask:

• "What's the catch?" Answer: "No catch. You take over my loan at my rate. The servicer has to approve you, but the rate is guaranteed."
• "How much do I need for the equity gap?" Answer with specific numbers based on your loan balance and asking price.
• "How long does it take?" Answer: "45-90 days. We have an assumption processor who handles everything."
• "What if I don't qualify for the assumption?" Answer: "You can still buy the home with a traditional mortgage. The assumption is an option, not a requirement."

Be prepared, be confident, and let the math speak for itself.

Don't Forget the Basics

The assumable rate is your biggest marketing tool, but the home still needs to show well. Clean, decluttered, properly priced based on comps (with potential premium for the rate). The assumption creates interest, but the home itself closes the deal.

Think of the assumable rate as a massive competitive advantage. Other sellers in your neighborhood don't have it. Use it.