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

    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 sequence: get under contract on the assumable first so you do not lose it while your house sits on the market, start the assumption process immediately, list your current home about three to four weeks in so the sale closes right around day 55 or 60, then negotiate a rent back so you close on your sale, collect your equity, and stay put until the assumption finishes. No hotel, no carrying two mortgages, no moving twice. He also covers the HELOC move for buyers who want a clean offer with no contingency: draw the equity gap from your current home before you list it, pay interest only at around $390 a month while both are in process, and the HELOC gets wiped the day your home sells. He is straight about the home sale contingency too: it is allowed, but you need to make it as tight as possible if you use it, and a seller who is already leaving entitlement and waiting 90 days is a big ask. One more angle for current homeowners: if your existing home has a low FHA or VA rate, market it as assumable too. A faster sale at a higher price is exactly what you need when timing both closings. The math that makes all of this worth the effort: same house, same street, $1,000 a month less than a new loan at today’s rates. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

  2. 6d ago

    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 $455,000 with $8,000 in concessions nets $447,000. An assumable offer at $465,000 with no concessions and the buyer covering the processor fee nets $465,000. Back out two months of carrying costs and the assumable still puts about $14,000 more in your pocket on the same house in the same week. He explains exactly why the assumable buyer pays more: stepping into a $1,720 a month payment versus $2,730 on a new loan, the premium is just math on their end. Ryan also covers the backup offer move most sellers never think to try, taking the assumable as the primary contract and asking the conventional buyer to sign on as backup so you get the higher net without losing your safety net. He is straight about when to take the conventional: hard close date because your next purchase depends on this one, entitlement concerns, or nets that are basically the same. And he closes with the Colin and Beth insight that most sellers miss: you do not market as assumable just to sell to an assumable buyer. You market it to get two good offers on the table so you get to choose, and the conventional offer you end up with is a better one than you would have gotten otherwise. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

  3. Oct 13

    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 yes. Ryan walks through five specific moves that make an assumable offer land harder than a 30-day conventional, starting with going in at full price because the discount is already built into the rate at $1,110 a month in savings, and the buyer who haggles over $10,000 on price just gave up $13,000 a year to save once. He covers paying the processor fee so the seller sees zero additional cost, writing in a carrying cost clause that reimburses the seller’s monthly payment for every month past 45 days so the extra wait literally costs them nothing, showing up with proof of funds and a processor pre-screen already attached to the offer, and making sure the contract has the right assumable clauses and deadlines that most agents do not know how to write. Jeremy’s story closes the argument: full price, carrying cost clause, processor fee covered, listing agent called before anyone else. Jeremy is paying $1,540 a month. The conventional buyer would have paid over $2,300. Nine thousand dollars a year, every year, because his offer was easier to say yes to, not bigger. Ryan also gives veterans one line that can flip a hard no into a yes before price even comes up. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

  4. Oct 8

    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 home with a $375,000 loan at 2.75% and a payment around $1,980 a month. The rental math looks good on the surface at $2,400 a month in rent until you back out property management, vacancy, and maintenance, and the cash flow drops to about $100 a month if nothing breaks. And something always breaks. The bigger cost is the $75,000 in equity still sitting in the walls of a house you no longer live in, which means buying the next place with less down at 6.5% and paying more every month to keep a rate you thought you were protecting. The assumable sale flips all of that. A buyer saving $1,000 a month on the same house will pay a premium to get it, and marketing that rate pulls in conventional and cash buyers too, the same way it did for Colin and Beth, who walked with their equity in cash instead of collecting $100 a month and waiting. Ryan also covers exactly when renting does win: real cash flow over $400 a month after all expenses, a down payment for the next house that does not come from this one, and an owner who actually wants to be a landlord. And one timing note for anyone thinking about renting first and selling later: after three years you can lose your capital gains exclusion, so talk to your CPA before year three. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

  5. Oct 7

    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 you do not see it coming. He walks through a real equity gap of $60,000 on a $475,000 home at 2.75% and runs the numbers two ways. The 401k loan lets you borrow up to $50,000 from yourself at around prime plus one with no credit check and the interest going back into your own account, but if you leave your job that loan comes due fast. The HELOC on a property you already own runs about $400 a month interest only on $60,000 at 8%, and even with that payment stacked on top of the assumed loan you are still about $900 a month cheaper than a brand new conventional loan on the same house. He also shares the move the smartest buyers make: pay what you were going to pay on a new loan anyway, put the difference straight at the second loan, and the HELOC is gone in under five years. Then you are sitting on a 2.75% rate with no second loan at all while your neighbors pay $3,000 a month. The real client story ties it together: a 2.375% rate covered with a Climb Credit Union second mortgage, plus $7,000 in inspection resolution on top. They do not think about the second loan anymore. They think about the rate. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

  6. Sep 22

    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 can kill the entire deal. The servicer is reviewing the payment history on the loan they are transferring, and a 30-day late stops the whole process cold. He has watched sellers turn off autopay because the house feels sold already, and then watched the assumption die over a payment they could have made. Keep paying. On the money side, those payments are not donations. Ryan breaks down where the cash actually goes on a $420,000 loan at 2.65%, showing that roughly $1,500 of two months of payments comes back as equity at closing because the balance drops, and the escrow account gets settled on top of that. He also covers the tools available to sellers who are worried about carrying the payment: outside closing date with a per diem credit, bigger earnest money deposit, or pricing it into the deal from the start. Buyers get three things to know: do not move in before closing without a written occupancy agreement, expect your first payment to be due within weeks of closing instead of the month you skip on a new loan, and keep your credit and cash clean the whole time. Dilip put $50,000 down on a $550,000 property at 2.8% and waited. He would wait again. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

  7. Sep 18

    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 loan means taking the house as-is, which is not how it works. The financing is vintage. The inspection is brand new. He backs it up with real numbers: a client who assumed a 2.375% rate still walked away with $7,000 in inspection resolution, and a house hack buyer in Pueblo got $5,000 in concessions up front plus another $1,700 from the inspection on top of that. Sellers negotiate on assumable deals the same as any other deal. On the appraisal side, most FHA and VA assumptions skip it entirely because the bank is not lending new money, they are moving an existing loan into your name. That means no $600 appraisal fee and no appraisal gap fight, which has been one of the most painful parts of buying with a new loan over the last few years. Ryan also covers what to do if you want a third party number for your own peace of mind and why most buyers skip it once they see the comps. You get the inspection, you get your deadlines, you can negotiate repairs and concessions, and you can walk with your earnest money if the house is a disaster. The only thing different is the loan. And the loan is the best part. Hit up assumableguy.com or DM @the.assumable.guy on Instagram.

  8. Sep 17

    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 month. Two extra months of the bank stalling costs you $4,400. That is the processor fee. You paid it either way, you just paid it to the bank instead of the person whose job was to speed them up. He walks through exactly why the servicer is the thing most likely to blow up your sale, not your buyer, and why a processor asking one specific question gets a stalling lender moving same day in a way your buyer simply cannot. He also covers the move most sellers miss: you do not have to eat this fee out of your margin. You price it in, both sides feel like they won, and the deal closes. The real comparison is not the processor fee versus nothing. It is the processor fee versus a $10,000 price cut that buys you nothing but a new number in the MLS. Ryan backs it up with the listing that came in at $519,000, bumped to $540,000, sold at $542,000 in 14 days with $2,000 in concessions on top. Buyers get a note too: if a seller offers to cover the processor, take it and do not nickel and dime on price. And if the seller will not pay it, you pay it. Do not cut the one person protecting your closing date. 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
    52
  • Rating
    Clean
  • Copyright
    © Ryan Thomson
  • Show Website
    The Assumable Guy Show