FHA
Active
35$584,900$89,239 down
- Rate
- 3.12%
7.28%today- Payment
- $2,356/mo
$3,765today
- 3beds
- 3baths
- 2,174sqft
Fair Oaks, California
Assumable homes for salein Fair Oaks, California.
1 home in Fair Oaks carries an existing FHA, VA, or USDA loan you can take over, with locked rates from 2.94%. Assume the seller’s mortgage instead of financing at today’s 7.2%.
Live MLS data · Updated
Fair Oaks assumable market
by the numbers.
1active assumable listing
2.94%lowest locked rate
$790kmedian list price
$2,258saved per month vs. 7.2%
About the market
Assumable mortgagesin Fair Oaks, explained.
Every number on this page comes from the live MLS feeds UMe indexes for California, filtered to Fair Oaks. Updated October 2026.
How assumptions work for buyersFair Oaks, California has 1 home for sale with an assumable mortgage as of October 2026: 1 VA loan that a qualified buyer can take over at the seller's existing rate instead of financing at today's roughly 7.2%. Rates on active Fair Oaks assumable listings start at 2.94% with a median of 2.94%; 1 listing is under 4% and 1 is under 5%.
The median assumable home in Fair Oaks lists for $790,000, with a median of $81,136 in cash to assume, the gap between the price and the remaining loan balance. At the median assumable rate the principal-and-interest payment is about $3,347 a month versus $5,605 for the same balance at today's rate, roughly $2,258 kept every month and $27,092 a year. The most active Fair Oaks ZIP codes are 95628 (1).
UMe confirms the balance, rate, and assumability of each listing with the listing agent before marking it Certified. FHA, VA, and USDA loans are assumable by law, and you do not need to be a veteran to assume a VA loan. Once you are under contract, the loan servicer underwrites you rather than a new lender; most Fair Oaks assumptions close in 45 to 90 days, and UMe tracks the file with the servicer and both agents so nothing stalls.
Verified in Fair Oaks
View all 1 on the map Homes on the marketin Fair Oaks.
FHA
Active
27$688,000$192,055 down
- Rate
- 2.86%
7.28%today- Payment
- $2,305/mo
$3,809today
- —beds
- —baths
- 2,041sqft
5834 Sperry Drive, Citrus Heights
FHA
Active
26$750,000$287,294 down
- Rate
- 2.81%
7.28%today- Payment
- $2,169/mo
$3,607today
- —beds
- —baths
- 0sqft
Rosa Prado Court, Orangevale
VA
Active
52$299,000$76,799 down
- Rate
- 2.83%
7.28%today- Payment
- $1,044/mo
$1,731today
- 3beds
- 2baths
- 1,322sqft
Hamden Place #104, Sacramento
VA
Active
31$424,995$71,848 down
- Rate
- 4.17%
7.28%today- Payment
- $1,866/mo
$2,620today
- 3beds
- 2baths
- 1,299sqft
san stefano st, Citrus Heights
VA
Active
44$790,000$81,136 down
- Rate
- 2.94%
7.28%today- Payment
- $3,347/mo
$5,474today
- 4beds
- 3baths
- 2,526sqft
Runway Drive, Fair Oaks
Live MLS collection. Loan balances, payment estimates, and cash-to-assume amounts update with the source listing. Taxes, insurance, HOA, closing costs, and secondary financing may change the final monthly payment.
Inventory snapshot
What’s in the mixin Fair Oaks.
Live counts from the MLS feeds we index for California. Updated October 2026.
- Active listings
- 1
- UMe Certified / verified
- 0
- Lowest rate
- 2.94%
- Median rate
- 2.94%
- Median list price
- $790,000
- Median cash to assume
- $81,136
Fair Oaks listings by locked rate
- Under 4%1 home
- 4% – 5%0 homes
- 5% – 6%0 homes
- 6% and up0 homes
Fair Oaks listings by loan type
- VA1 homemedian 2.94%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
By neighborhood
Assumable homesby Fair Oaks ZIP code.
Each ZIP opens the Fair Oaks map zoomed to its listings, in assumptions mode, with rate and payment filters ready.
Run the Fair Oaks numbers
What an assumable ratedoes to a Fair Oaks payment.
The sliders start at the median Fair Oaks assumable listing: $790,000 list price and a 2.94% existing rate. We compare the payment you would take over against financing the same balance with a new loan at today’s 7.20%. Principal and interest only; taxes, insurance, and HOA dues are the same either way.
The gap between price and balance is the seller’s equity: your cash to assume, or what a second loan can help cover.
Cash to assume (seller’s equity)$80,000
10% of the price. Eligible buyers can start with as little as 5% down using a second loan for the rest.
Your monthly payment if you assume in Fair Oaks
$3,261/mo
New loan at 7.20%$4,819
Assumed at 2.95%
$3,261
Every month$1,558
Over five years$93,474
Interest you never pay$717,39626-year assumed loan vs. a new 30-year loan
Estimates for illustration. The real numbers depend on the loan, the servicer, and your qualification; every Fair Oaks listing on UMe shows the actual balance, rate, and payment.
How it works in Fair Oaks
How to assumea mortgage in Fair Oaks.
You’re not applying for a new mortgage. You’re stepping into one that already exists, at the rate it was written. Four steps, and UMe owns the hard one.
Start with pre-qualification- 01
Find a Fair Oaks home with a locked rate.
Every listing on this page carries an existing FHA, VA, or USDA loan. Filter the Fair Oaks map by existing rate, monthly payment, or cash to assume instead of by list price alone.
- 02
Cover the seller’s equity.
You pay the seller the difference between the price and the remaining balance, a median of $81,136 in Fair Oaks today. Cash, a second loan, or seller financing can bridge it.
- 03
Qualify with the servicer, not a new lender.
The current loan servicer reviews your credit, income, and debt just like a lender would. UMe prepares the file, works the servicer directly, and chases every follow-up so the 45-to-90-day timeline holds.
- 04
Close and keep the rate.
The seller’s balance, rate, and remaining term become yours. No points, no origination fee, no reset to 30 years, and a Fair Oaks payment written in a different decade.
Fair Oaks questions
Assuming a mortgagein Fair Oaks.
The numbers below come from current Fair Oaks inventory and update as listings change.
All assumption FAQsHow many assumable homes are for sale in Fair Oaks?
As of October 2026, UMe tracks 1 active assumable listing in Fair Oaks. Inventory refreshes from the MLS throughout the day, so the map may show slightly different counts.
What types of assumable loans are available in Fair Oaks?
Current Fair Oaks inventory breaks down as VA (1, median 2.94%). 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 Fair Oaks?
The lowest rate on an active Fair Oaks assumable listing is 2.94%, and the median across all 1 listing is 2.94%. 1 listing is under 4% and 1 is under 5%, compared with roughly 7.2% for a new 30-year loan today.
How much can I save with a mortgage assumption in Fair Oaks?
Across current Fair Oaks listings, the median principal-and-interest payment on the assumable loan is $3,347 per month versus $5,605 for the same balance at today's rates, a difference of about $2,258 every month, or $27,092 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 Fair Oaks?
When you assume a loan you pay the seller the difference between the list price and the remaining loan balance. In Fair Oaks that gap is currently a median of $81,136 on a median list price of $790,000. 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 Fair Oaks ZIP codes have the most assumable homes?
The Fair Oaks ZIP codes with the most active assumable listings are 95628 (1). 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 Fair Oaks?
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.
Nearby markets
All of California More assumable homesin California.
Ready when you are
Stop overpaying for Fair Oaks.The rate is already on the house.
Every listing on the Fair Oaks map has a rate you can take over. Start with the ones in Fair Oaks, get pre-qualified in minutes, and let UMe carry the assumption to closing.
