3.45% VA
$679,000
$3,217/mo
5016 Bakman Avenue
North Hollywood, CA
2 bd3 ba1,350 sqft
Los Angeles, California
Keep the rate.
Buy the home in Los Angeles.
124 assumable homes for sale in Los Angeles, with locked rates from 2.67%. Take over the seller’s existing FHA, VA, or USDA loan instead of financing at today’s 7.2%.
Median assumable rate
4.79%
vs 7.2% market
$970/mo saved
Median locked rate
4.79%
Across 124 assumable listings
Typical monthly savings
$970
On a $778,750 home vs 7.2%
Certified listings
0
Loan terms confirmed with the listing agent
Loan types
FHA · VA
Government-backed loans are assumable by law
Verified in Los Angeles
Homes with a rate worth keeping
2.24% FHA
$885,000
$3,092/mo
338 Magnolia Street
Compton, CA
— bd— ba— sqft
2.83% FHA
$2,400,000
$13,653/mo
4812 Saturn Street
Los Angeles, CA
— bd— ba— sqft
2.84% FHA
$580,000
$2,230/mo
705 Thorson Avenue
Compton, CA
3 bd1 ba973 sqft
2.88% FHA
$698,900
$2,605/mo
10970 Avalon Boulevard
Los Angeles, CA
4 bd3 ba1,805 sqft
2.93% FHA
$549,000
$2,282/mo
6405 Green Valley Circle
Culver City, CA
2 bd2 ba1,107 sqft
Inventory snapshot
What’s assumable in Los Angeles right now
Live counts from the MLS feeds we index for California. Updated September 2026.
- Active listings
- 124
- Certified / verified
- 0
- Lowest rate
- 2.67%
- Median rate
- 4.79%
- Median list price
- $778,750
- Median cash to assume
- $327,713
Listings by locked rate
- Under 4%44 homes
- 4% – 5%15 homes
- 5% – 6%8 homes
- 6% and up50 homes
Listings by loan type
- FHA110 homesmedian 4.72%
- VA14 homesmedian 6.31%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
By neighborhood
Assumable homes by Los Angeles ZIP code
- 90011
9 assumable homes · median 5.71%
median $689,999
- 90047
9 assumable homes · median 5.23%
median $750,000
- 90003
8 assumable homes · median 4.51%
median $712,450
- 90043
7 assumable homes · median 6.00%
median $749,950
- 90002
6 assumable homes · median 5.39%
median $582,500
- 90029
6 assumable homes · median 3.38%
median $1,135,500
- 90044
6 assumable homes · median 4.93%
median $837,000
- 90019
5 assumable homes · median 2.83%
median $2,400,000
Nearby markets
More assumable homes in California
- San Diego257
- Chula Vista105
- Victorville96
- Lancaster86
- Palmdale81
- Hemet80
- Murrieta72
- Menifee69
- Temecula65
- Oceanside59
- El Cajon58
- Apple Valley57
- San Bernardino57
- Riverside52
- Lake Elsinore44
- Winchester43
- Corona42
- Hesperia41
- Indio40
- Stockton40
- Sacramento39
- Beaumont37
- Moreno Valley37
- Acampo
Run your numbers
The cost of waiting in Los Angeles.
A 7.2% new loan against an assumable one at 4.79%, same balance, 30 years.
You keep every month
$965/mo
Over a year$11,586
Monthly payment, side by side
7.2% vs 4.79%
How an assumption works
Three steps. One lower payment.
You’re not applying for a new mortgage. You’re stepping into one that already exists, at the rate it was written.
- 01
Find a locked rate
Every listing here carries an existing FHA, VA, or USDA loan you can take over. Filter by rate, payment, or down payment.
- 02
Qualify with the servicer
You apply with the current lender, not a new one. Our team handles the paperwork and the timeline.
- 03
Close and keep the rate
The seller’s balance, rate, and remaining term become yours. No points, no rate shopping, no reset to 30 years.
Questions
Assuming a mortgage in Los Angeles
Numbers below come from current Los Angeles inventory and update as listings change.
- How many assumable homes are for sale in Los Angeles?
- As of September 2026, UMe tracks 124 active assumable listings in Los Angeles. Inventory refreshes from the MLS throughout the day, so the map may show slightly different counts.
- What types of assumable loans are available in Los Angeles?
- Current Los Angeles inventory breaks down as FHA (110, median 4.72%) and VA (14, median 6.31%). FHA, VA, and USDA mortgages are assumable by law, which is why they make up nearly all assumable listings. Conventional loans usually carry a due-on-sale clause and cannot be assumed. You do not need to be a veteran to assume a VA loan, though the seller's entitlement stays tied up unless you substitute your own.
- What is the lowest assumable mortgage rate in Los Angeles right now?
- The lowest rate on an active Los Angeles assumable listing is 2.67%, and the median across all 124 listings is 4.79%. 44 listings are under 4% and 59 are under 5%, compared with roughly 7.2% for a new 30-year loan today.
- How much can I save with a mortgage assumption in Los Angeles?
- Across current Los Angeles listings, the median principal-and-interest payment on the assumable loan is $2,968 per month versus $3,938 for the same balance at today's rates, a difference of about $970 every month, or $11,642 a year. The savings compound because you also keep the seller's remaining term instead of restarting a 30-year clock.
- How much money do I need to assume a home in Los Angeles?
- When you assume a loan you pay the seller the difference between the list price and the remaining loan balance. In Los Angeles that gap is currently a median of $327,713 on a median list price of $778,750. Buyers cover it with cash, a second mortgage, or seller financing; UMe can connect you with lenders who write gap loans behind an assumption.
- Which Los Angeles ZIP codes have the most assumable homes?
- The Los Angeles ZIP codes with the most active assumable listings are 90011 (9), 90047 (9), 90003 (8), 90043 (7), and 90002 (6). Use the map to draw your own boundary or filter by rate, payment, and down payment inside any of them.
- How long does a mortgage assumption take in Los Angeles?
- Most FHA and VA assumptions close in 45 to 90 days. The loan servicer, not a new lender, underwrites you, and servicer turnaround is the main variable. UMe tracks the file with the servicer and the listing agent so nothing stalls, and every listing shows whether the assumption has already been confirmed with the seller's side.
Ready when you are
Stop overpaying for Los Angeles.
Every listing on the map has a rate you can take over. Start with the ones in California, or list your own low-rate loan and let buyers come to you.
