We Did it! 2.875%. What it took to assume a mortgage.
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- Опубліковано 7 лип 2023
- This is a Data centric Analytical approach to the Nashville Tn Housing Market. We look at trends in active listings, median price, mortgage rates, contracts, rent rates
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Ethan Flynn | Cloud Realty
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Recurve Real Estate
DANA JORGENSEN
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@@LadyLord21 that sounds different than FHA assumption. I’m sorry to hear about your situation. I wish you the best.
Hard to find a realtor that doesn’t look at like you do! Very nicely done!
The best financial decision i've ever made was to refinance and I got a 2.125 15 year mortgage in 2021.
Free money from the Fed. Hard to say no to that.
What does that have anything to do with this vid?
I'm glad that I saw this. I'm in the process of buying a place, and hadn't thought of trying to assume the existing mortgage. I understand that it works differently here to in the US, but it might still be worth exploring.
Thanks! Best of luck!
Great video. Thank you! Going through this right now! As we speak. I’m repping both sides and just opened escrow yesterday. I’m learning so much about this. It’s crazy that no one has been talking about this.
Thank you for this video! I am a realtor in DFW, Texas and I was not familiar with the assumable loan. I am going to list my personal home and market for the assumable loan rate at 2.75%.🎉
Glad it was helpful! Best of luck!
Wow some amazing information!!! great job..you will bring in the buyers with this one...middle tn realtor here.. :)
Thank you! What area do you cover in mid tn?
Murfreesboro is home but all middle tn@@EthanFlynn
Thanks so much! Im definitely going to ask my agent to see if we can make this process more realistic
Best of luck!
Gonna hit you up, I'm not in TN but could probably use a referral for someone in my area. It's nice to see someone else not on the side of the banks!
Just closed on my VA assumable mortgage in Clarksville. 3.25% rate and couldn’t be happier.
Congrats! How long did it take? Would be curious how the process went for you.
@@EthanFlynn Thank you! It was just short of 60 days to close. Overall a pretty smooth process with Wells Fargo. They have a dedicated loan assumption department which helped a lot. Previous owner only had 1 year in the house so cash to close was not high either.
@@hectorpaz2398that’s amazing!
So, I was informed to inquire with lenders about assumable loans? Is that a good starting point?
Thanks a lot, it's very helpful. I'm surprised my agent didn't tell me this option. Do you have any contact in Temecula valley?
Thank you for this information. Did the lender make your buyers fill out the entire loan application by pen and paper? After I’m done I have to scan and email back to my realtor. This is very inefficient. Lender is RP Funding and loan serviced through Dovenmuehle Mortgage
What was the process with the bank for the assumption of the loan? Perhaps, I missed it but I didn’t get what it took to assume the loan from the seller’s mortgage company.
I'm not in the Nashville area, but am interested in how you find a FHA loan listing. Since realtors are mostly clueless about this possibility, it would be helpful to know how to find this info for my local market.
Can you send me an email with the area you are interested in? My contact is in the description.
Great.. But how much was the Equity in the house? what was the down payment and closing?
ahh i got the answer, 160k down
How do you know if your current mortgage is assumable?
I am putting an offer in on a house with a 2.5% assumable mortgage, of which 60% of the offer price will be covered. We are putting a 20% downpayment and taking out a second mortgage to cover the rest. The second mortgage is valued at 21% of the purchase price (includes closing costs), and was quoted as adjustable at 9.5%, and converts to a 20 year mortgage note after 10 years. We hope to aggressively pay that loan off before that happens. My agent is pretty convinced underwriting will take awhile, and wants the offer close date 60 days out. Does that sound right? It's not a VA loan.
If it’s FHA there’s a 45 day close requirement from the time the servicer receives the required documentation. www.hud.gov/sites/documents/4155-1_7.PDF
@@EthanFlynn great video and success story! One clarification, the document you linked says "Assumption creditworthiness review processing must be completed within 45 days from the date the lender receives all necessary documents." Is completing the creditworthiness review process the same as closing the loan?
@@EthanFlynn I have one with an FHA taking over 4 months. Freedom Mortgage is terribly unorganized and not responsive. HUD says they have to do it in 45 days (this document was written over a decade ago) but is there any actual punishment for them not following through? Is there accountability?
Thanks for this encouraging video! Learning about the HUD 45-day rule was super helpful. I'm a SWFL seller who has a 3.25% FHA loan. Currently interviewing realtors, finding that they are not familiar with this possibility. Only a handful advertising that feature in the home listings, I believe because it is somewhat hard to price. In a case of two homes being equal in everything, but one has an assumable mortgage that offers a 13K savings the first year, 300K over the life of the loan. Shouldn't that one be worth more? How is that valued?
Yes, the house is under contract, and because the banks says the process can take 5-6 months or longer, the buyer will lease it from me until the assumption goes through. I'm moving into a place that is waiting for me. We are fortunate in that we are able to do that; not everyone can. I did reduce the selling price for a quick sale. I bought in 2021at the height of the market using 10K in downpayment assistance $, so was happy to have all of that covered with the deal we've worked out. I just want out before another hurricane season and the insurance company dropping me because my perfectly good tile roof is 18 years old. I have 27 years left on this loan, so that does represent over 130K in savings to the buyer. I believe every deal will be quite different, based on market conditions. I hope yours works out for you! @@CharitysClarity
I just tried to make a conversation about just this. I put it on a site that was obviously ran by agents because they refused to allow it. I then put it on an open site and got no response. VA loans only require 1/2 % donation an agent isn't required if you have a buyer. Which is why agents dont want to go there because they also wouldn't make a dime. Please correct me if im wrong.
Agents can make a commission. These transactions are hard and they take a lot of commitment from everyone involved. So most agents avoid due to knowledge gap and difficulty of transactions. I just finished my second one and it was way worse experience than my first unfortunately.
The home buying process has been depressing. But I woke up this morning and thought “Wait a minute! An assumable loan could be the answer.” You were the first video I clicked on and I have renewed hope. I’d love to have you as my agent if you’re open to it. I’m down the street in Clarksville, TN. Open to buying anywhere it makes financial sense.
How did you find out the existing loan was an FHA loan? Was it in MLS listing?
FHA assumable loan - seems like a lucky workout for it to work. Have to find the FHA loan property and then get through hurdles. Good real estate agent!
Thank you for this video I have been trying to find homes that were purchased in 2020-2021 that have assumable loans in my area but seems like there aren’t many going to keep tryjng
What area are you looking?
@@EthanFlynnI am in the Dallas area...help me find homes in the Fate, Rockwall, rowlett, wylie, sachse area....
Can you share some written documentation explaining the assumable mortgage? I have heard of these in the auto loan industry but you are the first one to share this “wealth hack” in the home loan industry. Amazing Ethan. You might be a genius😂
Thanks Thomas! Will see if I can write something up.
@@EthanFlynnHave you written anything since this posting?
How does the commissions work for the sellers agent and buyers agent for an assumable? Closing costs the same?
Commissions don't change. Closing costs can be much lower as the Lender should already have title insurance and there is no need for appraisal.
What’s the best way to find these assumable loans that are at great prices.
To be clear you need the cash to cover the difference between the loan amount and house price correct?
That's mostly correct. Technically I've found you can get a second mortgage for coverage up to 90% LTV (10% down) but it's much less attractive.
Is the servicer involved with the down payment? Has to be seasoned and vetted like normal underwriting would?
Can you just buy it subject to and assume the loan without any underwriting without veryfing your credit income etc. Like pace style ?
I don’t know much about subject to. My understanding is it is very gray area.
i’m a first time buyer I have an appointment next week with the seller’s agent to see the home. I did confirm the home is a FHA and assumable. Is a mortgage broker required if so, why?
No. You need to work directly with the servicer. Mortgage brokers probably don’t like this due to being cut out. Banks don’t make money on this.
Thank you so much Ethan! Where can I locate the assumable list ?
Thank you Ying Liu! 2 ways: 1) paid subscription in my substack ethanflynn.substack.com
2) schedule time via calendly link in description/pinned comments
sounds like this would only work if you have the money to put down between the sales price and loan amount. Or is there another way to get that cheap assumable loan?
@@davidmack4495yes. I wonder if you could take out a second loan.
Was able to get a 1.9% loan in 2021. I am living in my house until I die, never selling, my ghost will live in my house after I'm dead.
Wow!!!
Lol 👍🏽
😂
Thanks for the info. I’m a realtor looking to take advantage of this option in California with my clients.
Best of luck! Keep me posted on how it goes.
Update? Where are you located?
@@dauuiel sacramento
Can you share your contact? I'm trying to move to Temecula valley for the next school year
Several realtors (indiana) have told me it is not possible because of the “due on sale” clause. I want to sell my home with a 2.6% mortgage on contract to a new buyer, maybe offer midpoint rate between market and mine. I remember when assumable was common (80’s-90) and used mostly due to difficulty qualifying at high rates, but I see opportunity for win - win, pocket a spread, and a buyer gets qualified privately and gets a discount…Realtors say I CANNOT as if I am nuts, do to the ‘due on sale’ clauses.
You need to have an FHA, USDA, VA or ARM to assume. So if it’s conventional then they are correct.
Reach out. I’d like to hear your situation and what you are hoping to do.
Do you service the DFW area?
Great video! Assuming a low rate mortgage makes a ton of sense for buyers, but for the seller, that would mean they need to get a new mortgage with a 6-7% interest for their new house, unless they are going to rent for a while. I am curious - why was this particular seller OK with giving up their 2.875% mortgage?
Thanks Lucas. We never put it in the contract so we were committed to buying regardless. However since we were under contract and closing anyway I offered $2,500 of my commission to seller for a good faith effort to let buyer assume. She was happy to help and we never even needed to move the close date.
A lot of things change. Moving, divorce etc
For whatever reason, they needed to move. Which meant they were going to lose their rate anyway
I'm trying to do this now with a client in Dallas. I've never done one but I see an advertised (assumable) for sale. I was hoping you had the numbers broken down in this video 😞 Is there a down payment still needed?
Happy to share numbers. Feel free to reach out. Contact in pinned comments or description.
The down payment is essentially the difference between sales price and loan amount. There are some nuances so feel free to reach out.
I am trying to get a property under contract, and the seller has an assumable FHA loan. As an investor, can I assume the loan, or is it only for primary residence?
Needs to be primary residence.
Is it possible to assume a loan from an off market property? My friend wants me to assume his loan but just wants to me to take it over, he doesn’t want to sell it to me with equity included. Is this possible or does it have to be reappraised? He bought the house in 2021.
Yes. This is possible. Reach out. Contact in description and let’s talk through the situation. Sounds ideal but want to make sure it makes sense like checking rent to payment ratio.
What do you do when the mortgage servicer stalls and refuses to allow the buyer to assume our 3.125% rate? We as the seller's have completed all the paperwork and the mortgage company has stated that we did not get all the ppwk in. Started in June 2023 and now it's February 14th. Any advice?
Please reach out. Contact in description.
I found an FHA assumable at 2.875% in California. The realtor has it listed at $559,000 but my realtor told me that the sellers realtor told him they had a full price offer but the seller countered at full price plus $40k because they have a “loan they forgot about” Would it make sense to purchase this home and assume the interest rate if you’re paying $50k above market price?
I don’t know that market so can’t give any specific advice.
One way to benchmark value is to look at what it will rent for. A very simple test is to see if rent would exceed mortgage payment?
Also, generally speaking the fair market value of that mortgage is about 70% of loan amount. So you could take 30% of the loan and factor that as a discount. Example: loan balance is $450K. So discount is 30% = $150K. In this example you are getting approximately $150K discount relative to what your mortgage payment would have been.
How did you manage that?
Most real estate agents in California are completely clueless and strongly discourage it.
I hope everything worked out for you
Thanks for sharing this information Ethan! I am trying to do an assumable mortgage. But the lender bank says loan assumption process takes 90 to 180 days. Is there any way I can speed up this process?
Who is the loan servicer?
@@EthanFlynn The lender is Chase bank
When we move to Nashville we’re calling you buddy !
Thank you!
Hello Ethan! Currently looking ot do the same thing with my realtor.. Is there by chance you can send where HUD required to assume loan for some hiiccups were having?
Thanks so much!
Please reach out. Contact in description.
Emailed you!@@EthanFlynn
Can you give an update my best friend just did one an he said it was a nightmare he’s a lawyer but a real estate agent. We are selling and I am thinking this is not a good idea. We have $300 left on the loan the buying price is $475 but my husband is ok with 400 , who is going to spend $100k ? My cousin insists because it’s New York that this is how we should proceed and sell our home because they can take the lower interest, then today he said never mind he’s re thinking it since he had a horrible experience that was unlike the first few …
I’d like to talk to your friend! Can you have him reach out? Contact is in description.
@@EthanFlynn no problem, I’ll send Ryan your info.
Hi Ethan, Im really excited about this - I would like to find a real estate agent who can help us - we are in South Florida - Palm Beach County area - any ideas how we can find some help? Thanks!
Need your help. Our friend and Neighbor wants to avoid foreclosure. He’s pretty much I think illegible for assumable Loan, he’s a VA and he had gotten the mortgage through rocket mortgage on the VA down purchase. he owes $120,000 on the house. He has an equity on the house of 168, he wants us to take over the loan. How much down payment would they ask us on the equity with 168,000 and paying off his loan, 120,000 please answer my question I need your help.
Please reach out. contact in description.
How do you see which homes were bought with assumable FHA loans? Thanks!
Good question! We are working on a way to do it. It’s not easy. But if you go to local title company they might be able to help.
I bought the data for Tn.
Thanks@@EthanFlynn ! I have been doing it manually on the MLS, looking at the mortgage history for FHA, since that seems to be the easiest loan to assume. I actually got one under contract like this! Finding them this way is very time-consuming though
@@JeremyEastmanNWA no kidding! I’d like to gear your story if your open to sharing? Contact in the description.
This is absolutely an amazing video 🎉🎉🎉
I Love creative financing.
There are so many ways to buy a home out there.
I’ve done nothing down and owner financing many times. I even bought a commercial property with nothing down and the owner (owner financing) wrote me a check for $20,K to help me get my project going.
My motto in life has always been
“You never know until You find out “.
Thank you Ethan for sharing a great inspirational video today.
Blessings, Carlos ✝️🙏❤️😊🇺🇸
Thank you Carlos! I would love to hear your story. You sound like you have some epic investing experience.
@@EthanFlynn
Well I’ve done well over 60 real estate transactions in my short 30 years of investing and I have always been at the right place at the right time.
I’ve been very Blessed
do you need a realtor to assume a mortgage ?
Hi. I was told you can offer the seller a promissory note with tge assumable morgage asking them to finance the difference. In my case. I own a house and plan to sell it once we close, but would love to pay off the seller as soon as the house sells. Is this possible?
This sounds like something different. I don’t know about that.
I could use a Southern California referral please!
Are these fixed interest rates with the assumable mortgages ?
Yes. Fixed 2.875 for 28 years.
so you are paying the large down payment because the value of the home is higher than the amount of the loan???
The sales price is higher than the value of the loan. Correct. You pay the difference.
Purchase price 600k, they owe 365k and I have 100k to put down. How do you come up with the rest to cover the equity?
You can get a second mortgage though that makes it less attractive.
@@EthanFlynnthat’s what I’m trying to figure out with one I’m working now. The second mortgage is kinda killing it for them. But quick question, the rate and balance is assumable … and the term/time left on the loan correct? Thanks so much for this video … super helpful!
Also depends how greedy the sellar is. We have a 2.99% on our home with 28 years fixed and we only want $50,000 deposit.
@@berylwicker9212that’s what we are thinking we just want to sell and help someone else along the way. We have to relocate no matter what and why not give someone a good opportunity
Does anyone know how he pulled up a map and found out the 84 potentially assumable FHA loan in his area that were not being advertised?
I bought the mortgage data and cross referenced it with Nashville active listings.
It’s public information on the deed of trust. You can find it on the register of deeds office.
Thats awesome!!
I wanna buy one of those 80 homes. LMK if you have time for me🤠👍
Sure thing. If you can, book some time on my calendly. Thanks for following me on twitter!
I’m trying to assume they want 8 grand to do it which is too much for me to do. They want a closing cost for the mortgage closing for the va and a escrow of over 3 grand and the title cost is around 2700
@@zacharyrivera7228 is it title insurance? The loan already has title insurance. What do you mean 8 grand to do it? What are they “doing”?
@@EthanFlynn no they want 3 percent of the loan “closing cost” for the va then an additional less then a thousand closing cost for the mortgage company. Then they want a 3k escrow cost then they said the titling and paperwork should be around 2700
@@zacharyrivera7228 who is “they”. 3% from a buyer for a loan sounds insanely expensive.
How large is the loan?
@@EthanFlynn the loan amount is only 140k left I owe on house I been paying mortgage for over a year and was assuming it from the home owner
Hi, Can you do this in los angeles? Thank You
Hi - are you looking for the active listings in LA that could be assumable?
@@EthanFlynn Yes
Ditto.
Are most assumable mortgages foreclosures?
No. I'm not aware of any that are. These are just sellers listing their house due to other reasons like job etc.
did buyers complain about FHA mortgage insurance given their equity and downpayment?
Not at all. We discussed that before hand and made sure they knew what to expect in terms of payment. We were pretty spot on.
2.875 with insurance is closer to 3.75. But insurance for this loan will drop after 11 years from origination. So 9 years to go.
dam jolly good show mate@@EthanFlynn
In the assumption process currently. assuming a 2.65% loan 🙏🏾🙏🏾
That’s awesome! Would love to hear your story and where you are in process. Contact in description.
I'm trying to buy one now, do you know what a MIP is? the seller didn't mention it to me
If you know the original loan amount multiply by .008 then divide by 12 for a pretty close idea.
@@EthanFlynn loan is 460,000 with 2.5 percent rate, after I add MIP, effective rate seems to be 4 percent :(
@@azmysouweha2093that doesn’t sound right. Should be closer to 3.5%.
@@EthanFlynn thanks so much, I haven't got the assumption package, current payment of home owner is 2900 a month, I can't seem to figure it out
Where are you assuming? Feel free to reach out if you want to discuss. Contact in description.
So you offered 0.5pt of your money to the seller? Shouldn't the buyer be offering those concessions?
I offered because my buyer was buying at the time and I wanted him to have a 2.875% and he wasn’t sure it was possible. He needed the house either way.
Someone assume this 1.875 looking to travel so I’m selling my dream home who wants it put a lot of care in to it if you have kids you will love this home spacious trace ceilings and treehouse and zip line (sunshine state)
I wish it was the golden state 🙃
Haha Denver is nice though
Hey if you not a veteran can you assume VA loan ?
Yes - but it's very hard. VA loans in general are much more difficult.
Most veterans only sell to veterans because if they don't they loose the ability to buy another home with no deposit,with fixed interest. It's more difficult if you're not a veteran.
Wow! Definitely a great move for anyone forced to buy in 2023.
Exactly. If you need to buy this is the way to do it.
Can conventional loans be assumed?
I don’t know.
Why aren’t realtors marketing assumable loans? Crazy
It’s too much work. Learning curve. Hard to explain. I don’t know. Makes no sense.
Because they aren't required. All the agent does is find the buyer. If you already have one you just save the 6%
So basically this isn't for us first time home buyers 😔
1st time buyers can buy if you're approved and have the required deposit
Do you know anyone in Colorado
I don’t. I’m sorry.
What help do you need? Maybe I can point you in the right direction.
I could see why the bank would fight this tooth and nail.
Lots of 1980s articles about it. It crushed the banks and is why there is a “due on sale” clause.
I’m needing someone to assume my loan 4.5
Could you provide a detailed account of how you persuaded each party to proceed, even when they believed it wasn't possible? For instance, you said you send a direct email explaining their own rules and the reasons why HUD required them to allow the assumption of the mortgage? ua-cam.com/video/uy_CC-Lbcfw/v-deo.html
Working on another video.
I had to engage a third party who had access to Rocket underwriting rules. Also HUD publishes guidelines for FHA assumption. I’m not an attorney and you almost have to be to read some of this stuff but here is a link. www.hud.gov/sites/documents/4155-1_7.PDF
Assumable mortgages, however, carry some amount of risk for sellers as they may be held accountable in case of default by the new homeowners.
So you work for free ? Lol got it
No sir I would never give up any point of my commission
I would absolutely do that for free but I still got paid a commission. It changed their life and I got to be a part of the story.
@@EthanFlynn here lies the problem agents like you who work for free ! And now the industry is being questioned if the Publix should pay for commissions when someone offer their services for free now everyone wants free stuff ..it's the downfall of our
industry
@@spitfire2885lol you sound like you sell 2 houses a year. This guy is hustling and educating future clients. Look at all the networking and contacts he’s getting.
I love this because as you see everyone who bought with 3% mortgages are now selling their places to move on up so it’s a win win to assume their loan and compensate them