Shows / The Assumable Guy Show
The Assumable Guy Show
You can buy a house right now and get a 2.5% interest rate. Right now. There are 12 million assumable mortgages in the U.S., and almost nobody knows about them. The Assumable Guy Show breaks down how buyers can take over existing FHA and VA loans at rates from the 2020-2022 era, saving hundreds of thousands in interest over the life of the loan. Hosted by Ryan Thomson, The Assumable Guy, a real estate agent who closes assumption deals every week. Each episode covers one piece of the puzzle: the…
Episodes
- The Assumable Guy Show
Just Got PCS Orders. Can I Sell My House as an Assumable Before I Have to Report?
Yes, and the key is starting the day the orders hit, not the week before you report. Ryan walks military sellers through exactly how to run an assumable sale…
- The Assumable Guy Show
Is an Assumable Mortgage Too Complicated for a First-Time Buyer?
No. It has more paperwork than a regular loan and it takes longer, but the hard parts are not the buyer’s job. Ryan walks first-time buyers through exactly…
- The Assumable Guy Show
Should I List My Assumable House in the Winter or Wait Until Spring?
If you have a low assumable rate, you probably do not need to wait for spring, and winter might actually be the better move. Ryan flips the conventional wisdom…
- The Assumable Guy Show
Can I Buy an Assumable Home if I Still Have to Sell My Current House First?
Not a dealbreaker, and the long assumption timeline that most buyers complain about actually works in your favor here. Ryan lays out the full four-step…
- The Assumable Guy Show
Two Offers on My House: One Assumable, One Conventional. Which One Should I Take?
Ryan sets up the comparison with real numbers and one rule: compare net, not headline price. On a $460,000 home with a VA loan at 2.5%, a conventional offer at…
- The Assumable Guy Show
How Do I Write an Assumable Offer That Beats a Conventional Offer?
You beat a conventional offer by taking away every reason the seller has to say no to the slower closing. Not by being the highest price. By being the easiest…
- The Assumable Guy Show
Should I Rent Out My House to Keep My Low Rate or Sell It as an Assumable?
For most sellers, selling as an assumable puts more money in your pocket. Not a little more. Ryan runs both paths side by side on a real scenario: a $450,000…
- The Assumable Guy Show
Can I Use My 401k or a HELOC to Cover the Equity Gap?
Yes to both, and Ryan has had clients use each one and stack them together. But they work differently and one of them has a trap that can cost real money if…
- The Assumable Guy Show
Who Makes the Mortgage Payment While the Assumption Is Processing?
The seller does, every single payment, until the day it closes. Ryan gives that answer upfront and then explains exactly why missing even one of those payments…
- The Assumable Guy Show
Do I Still Get an Inspection and an Appraisal When I Assume a Mortgage?
Yes on the inspection, every single time, and the appraisal situation actually works in your favor. Ryan clears up the assumption that stepping into someone's…
- The Assumable Guy Show
As a seller, should I pay for the buyer's assumption processor?
Yes, and Ryan makes the case with one comparison that cuts through the hesitation fast. Your principal, interest, taxes, and insurance run about $2,200 a…
- The Assumable Guy Show
My rent is 2,200 a month. Could that exact same payment buy me a house with an assumable mortgage?
Yes, and probably a bigger house than you are picturing. Ryan flips the math renters usually run and starts with the payment instead of the price. The same…
- The Assumable Guy Show
Dual Military Couples: Can We Leave One Spouse's VA Entitlement and Still Buy Our Next Home?
For dual military couples sitting on a rate in the twos with orders on the horizon, this episode answers the question directly. Yes, you can leave one spouse's…
- The Assumable Guy Show
What Happens After Your Assumable Offer Gets Accepted?
Everybody talks about grabbing a rate in the twos. Nobody covers what the next 60 to 90 days actually look like. Ryan walks through the full process step by…
- The Assumable Guy Show
How Do I Know an Assumable Buyer Can Actually Close?
Tying up your home for 60 to 90 days with a buyer who was never going to make it to the closing table is the fear that keeps sellers from saying yes to…
- The Assumable Guy Show
Can I house hack a home with an assumable mortgage?
Ryan opens this one personally. He built five properties in Colorado Springs starting on a $35,000 social worker salary by house hacking, and then rates…
- The Assumable Guy Show
If someone assumes my mortgage, am I still on the hook if they stop paying?
The short answer is no, but only if the assumption is done correctly. Ryan breaks down the one document that makes sellers whole: the release of liability…
- The Assumable Guy Show
Should I take a 9% second mortgage to get a 2.5% assumable rate?
Nine percent sounds like a deal killer until you run the actual math. Ryan does it in this episode and the numbers make the case clearly. On a $500,000 home…
- The Assumable Guy Show
I'm retired from the military. Should I let a buyer assume my VA loan?
For most military retirees the answer is yes, and Ryan spends this episode explaining why the entitlement fear that stops most of them is usually bigger than…
- The Assumable Guy Show
What if the seller's loan only has 25 years left?
Taking over a loan with 25 years left instead of 30 sounds like you are getting shortchanged. Ryan flips that completely. Every mortgage is front loaded with…
- The Assumable Guy Show
Will Selling My Home as an Assumable Take Forever?
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…
- The Assumable Guy Show
What if the Bank Says My Loan Isn't Assumable?
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…
- The Assumable Guy Show
Should I price my home higher because it has a 2.5% rate?
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…
- The Assumable Guy Show
What Is an Assumption Processor and Why Won't I Do a Deal Without One?
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…
- The Assumable Guy Show
Is Subject-To the Same as an Assumable Mortgage?
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…
- The Assumable Guy Show
If I Let Someone Assume My Loan, Can I Still Buy My Next House?
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…
- The Assumable Guy Show
Why Are 75% of Assumable Homes Hidden From Buyers?
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…
- The Assumable Guy Show
Is My Low Interest Rate Actually a Selling Point?
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…
- The Assumable Guy Show
What if the Seller Has a Second Mortgage on the Property?
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…
- The Assumable Guy Show
Can I Assume a USDA Loan?
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…
- The Assumable Guy Show
Can I Cancel an Assumption Once It's Started?
Nobody is handcuffed to an assumption contract until the day it closes. But who can cancel, when, and what it costs depends entirely on which side of the deal…
- The Assumable Guy Show
How Does an Assumption Affect My Credit Score?
A lot of buyers find a rate in the twos and then talk themselves out of it over a credit myth. Ryan clears it up fast. When you assume a mortgage you are not…
- The Assumable Guy Show
How Do I Calculate My Remaining VA Entitlement?
The number one thing stopping veteran sellers from saying yes to an assumable sale is the fear that they will never be able to use their VA benefit again. Ryan…
- The Assumable Guy Show
What is the Difference Between FHA and VA Assumptions?
Both FHA and VA loans are assumable, but the rules are different enough that knowing which one you are dealing with changes your entire strategy. Ryan breaks…
- The Assumable Guy Show
Can I Sell to an Investor Through an Assumption?
Most listing agents will tell you your buyer is going to be a young family or a first-time buyer. They are leaving out an entire group of motivated, full-price…
- The Assumable Guy Show
Can I Make Extra Payments on an Assumed Mortgage?
Yes, and Ryan makes a strong case for why extra payments on a 2.5% loan are basically a cheat code. Because so little of a low rate payment goes to interest…
- The Assumable Guy Show
What Happens to the Seller's Escrow Account?
A lot of sellers assume their escrow balance just disappears into the deal when a buyer takes over their mortgage. It does not. That money is yours and every…
- The Assumable Guy Show
What if I Owe More Than My Home is Worth?
If you bought near the top in 2021 or 2022 and Zillow is telling you your home is worth less than you owe, this episode is going to change how you look at your…
- The Assumable Guy Show
Can I Assume a Mortgage if I'm Self-Employed?
If the bank has ever looked at your tax returns and basically told you you're broke despite running a real business, this episode is for you. Ryan breaks down…
- The Assumable Guy Show
What Happens to My PMI or MIP After an Assumption?
Sellers with FHA loans ask this one constantly, and the answer is cleaner than most people expect. Ryan breaks down the difference between PMI and MIP, why VA…
- The Assumable Guy Show
Do I Need a Real Estate Agent to Assume a Mortgage?
Technically no. Legally there is nothing stopping you from assuming a mortgage on your own. But Ryan makes a pretty convincing case for why going solo is one…
- The Assumable Guy Show
How Do I Explain Assumptions to My Listing Agent?
Most listing agents are not trying to block your assumable sale. They genuinely have no idea how it works because assumptions were irrelevant for 40 years and…
- The Assumable Guy Show
What if the Home Appraises for Less Than the Purchase Price?
A low appraisal in a traditional deal can blow the whole thing up. In an assumption it works differently, and most buyers don't know why. Ryan breaks down how…
- The Assumable Guy Show
Can Two People Assume a Mortgage Together?
Yes, two people can assume a mortgage together and it is one of the most underused strategies in the assumable world right now. Ryan breaks down how…
- The Assumable Guy Show
What Closing Costs Are Involved in an Assumption?
One of the last things holding buyers back from pulling the trigger on an assumption is not knowing what to budget for closing costs. Ryan breaks it all down…
- The Assumable Guy Show
Will I Lose Money by Allowing an Assumption?
This one is for the sellers. If you are sitting on a rate in the twos or threes and wondering whether letting someone assume your mortgage means leaving money…
- The Assumable Guy Show
How Do I Know if a Home Has an Assumable Mortgage?
If you're sold on the idea of assuming a mortgage but you have no idea where to find one, this episode is the starting point. Ryan breaks down why 75% of…
- The Assumable Guy Show
Can I Assume a Mortgage on a Second Home or Investment Property?
Most people assume assumable mortgages are only for primary residences. They are not. Ryan breaks down exactly how investors and existing homeowners can use VA…
- The Assumable Guy Show
What Happens If I Want to Refinance an Assumed Loan Later?
One of the most common questions Ryan gets is "what if I assume this loan and then rates drop, am I stuck?" The short answer is no, but here's the thing: when…
- The Assumable Guy Show
How Do I Market My Home's Assumable Rate?
If you bought your home in 2020 or 2021 and locked in a rate under 3%, that rate is your single biggest selling advantage right now, and most listing agents…
- The Assumable Guy Show
Can I Assume a Mortgage with Bad Credit?
Most people count themselves out before they even pick up the phone. Ryan breaks down exactly what the credit requirements look like for VA, FHA, and USDA…
- The Assumable Guy Show
The Process: What Actually Happens From Offer to Close
The assumption process takes 45 to 90 days. The banks are going to be annoying. Ryan doesn't pretend it's easy, but he walks you through exactly what to expect…
- The Assumable Guy Show
VA Loans: What Buyers AND Sellers Need to Know
You do NOT need to be a veteran to assume a VA loan. But there's a catch involving VA entitlement, and most people (including most real estate agents) don't…
- The Assumable Guy Show
The Equity Gap (And How to Cover It With 5% Down)
The #1 thing that stops buyers from assuming a mortgage is the equity gap, the difference between what the home is worth and the remaining loan balance…
- The Assumable Guy Show
What Is an Assumable Mortgage?
You can take over someone's existing mortgage at their original interest rate. You can get a 2.5% interest rate. Even today! In this episode, Ryan breaks down…