The Assumable Guy Show

Ryan Thomson
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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 savings, the process, and the real talk about what's hard and what's worth it.

  1. 1d ago

    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 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.

  2. 3d ago

    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 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.

  3. Jul 16

    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 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.

  4. Jul 14

    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 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.

  5. Jul 9

    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 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.

  6. Jul 7

    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 you are on. Ryan walks through both. Buyers have the same exit ramps as any real estate contract, inspection issues, low appraisal, and the big one specific to assumptions: if the bank blows past the approval deadline or denies the assumption, the contract terminates and earnest money comes back. He also covers a move most buyers never think of, using patience as a bargaining chip to negotiate concessions instead of just walking away. On the seller side, Ryan is straight about where the real risk lives: you are more locked in than the buyer once you sign, so the control is in choosing the right offer upfront, not avoiding assumable contracts altogether. He shares Ben and Liz's story, a couple who had a real moment mid-process and almost pulled out, negotiated an extra thousand in concessions instead, and closed on a $430,000 home at 2.99% with $16,000 down. The exit was right there. It was worth more not to take it. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

  7. Jul 3

    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 inheriting the seller's credit history, their late payments, or any of their baggage. The loan transfers into your name as a brand new account dated from the day you close. He walks through the only two moments that actually touch your credit, the soft pull at pre-qualification which costs you zero points, and the hard pull at closing which drops your score a few points and bounces back within a couple months. He also covers something most buyers miss: because the assumed payment is so much lower than a conventional loan, your debt-to-income ratio improves, which means more buying power on your next purchase. Jeremy's story drives it home. Nervous about his credit going in, his score ended up higher three months after closing than when he started. Ryan also gives buyers one simple rule to protect themselves during the 45 to 90 day assumption window. If your credit worries have been holding you back from a rate in the twos, this episode is the one to listen to. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

  8. Jun 25

    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 breaks down why that fear is almost always bigger than the reality. The math is straightforward: take your county loan limit, subtract the balance being assumed, and what is left is roughly how much home you can still buy with zero down on your next purchase. In El Paso County that works out to over $456,000 in remaining buying power after a $350,000 assumption. He walks through Marcus, an active duty seller with PCS orders who was terrified to let his loan go, ran the numbers, and turned around and bought again at his next duty station without skipping a beat. Ryan also covers the dual military couple strategy where one spouse leaves entitlement on the sale and the other uses theirs on the next purchase, and what your options look like when your next home costs more than your remaining entitlement covers. Leaving your entitlement is not losing it. It is using it twice. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

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About

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 savings, the process, and the real talk about what's hard and what's worth it.

Information

  • Creator
    Ryan Thomson
  • Years Active
    2026
  • Episodes
    30
  • Rating
    Clean
  • Copyright
    © Ryan Thomson
  • Show Website
    The Assumable Guy Show