FHA
Active
40$724,000$124,736 down
- Rate
- 2.87%
7.28%today- Payment
- $2,789/mo
$4,602today
- 5beds
- 2baths
- 1,768sqft
South Pasadena, California
Assumable homes for salein South Pasadena, California.
An assumable mortgage lets you take over a seller’s existing low-rate FHA, VA, or USDA loan instead of financing at today’s 7.2%. These are the ones we verify in South Pasadena.
Live MLS data · Updated
South Pasadena assumable market
by the numbers.
6active assumable listings
2.92%average locked rate
$784ktypical list price
$1,642saved per month vs. 7.2%
About the market
Assumable mortgagesin South Pasadena, explained.
Every number on this page comes from the live MLS feeds UMe indexes for California, filtered to South Pasadena. Updated October 2026.
How assumptions work for buyersAs of October 2026, UMe has no verified assumable listings in South Pasadena. That changes quickly: assumable homes come on the market every week across California as sellers with FHA, VA, and USDA loans written at 2% to 5% decide to move. Save a South Pasadena search on the map and we will email you the moment one lands.
An assumable mortgage lets a qualified buyer take over the seller's existing loan, keeping the original rate, balance, and remaining term instead of financing at today's roughly 7.2%. FHA, VA, and USDA loans are assumable by law; conventional loans almost never are. UMe confirms the loan terms with the listing agent, runs the assumption with the servicer, and connects buyers with lenders who write second loans behind an assumption when the seller's equity is more than their cash.
Verified in South Pasadena
Homes on the marketin South Pasadena.
FHA
Active
5$699,900$135,040 down
- Rate
- 2.96%
7.28%today- Payment
- $2,673/mo
$4,360today
- 7beds
- 3baths
- 1,846sqft
427 98th Street, Los Angeles
VA
Active
30$799,000$95,797 down
- Rate
- 3.11%
7.28%today- Payment
- $3,324/mo
$5,320today
- 3beds
- 2baths
- 1,355sqft
9716 Washington, Pico Rivera
VA
Active
27$990,000$225,441 down
- Rate
- 2.75%
7.28%today- Payment
- $3,503/mo
$5,871today
- —beds
- —baths
- —sqft
706 90th, Los Angeles
FHA
Active
20$919,000$278,699 down
- Rate
- 2.88%
7.28%today- Payment
- $2,970/mo
$4,894today
- 3beds
- 2baths
- 1,064sqft
6502 Dos Rios Road, Downey
FHA
Active
25$575,000$144,335 down
- Rate
- 2.94%
7.28%today- Payment
- $2,033/mo
$3,326today
- 2beds
- 2baths
- 946sqft
8917 Beach Street, Los Angeles
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.
Run the South Pasadena numbers
What an assumable ratedoes to a South Pasadena payment.
The sliders start at the median South Pasadena assumable listing: $784,483 list price and a 2.92% 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)$155,000
20% 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 South Pasadena
$2,878/mo
New loan at 7.20%$4,276
Assumed at 2.90%
$2,878
Every month$1,399
Over five years$83,927
Interest you never pay$641,68826-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 South Pasadena listing on UMe shows the actual balance, rate, and payment.
How it works in South Pasadena
How to assumea mortgage in South Pasadena.
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 South Pasadena home with a locked rate.
Every listing on this page carries an existing FHA, VA, or USDA loan. Filter the South Pasadena 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. 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 South Pasadena payment written in a different decade.
South Pasadena questions
Assuming a mortgagein South Pasadena.
The numbers below come from current South Pasadena inventory and update as listings change.
All assumption FAQsAre there assumable homes for sale in South Pasadena?
As of October 2026, there are no verified assumable listings in South Pasadena. New assumable homes appear every week across California; save a search on the map and we will email you when one lands in South Pasadena.
What types of loans can be assumed in South Pasadena?
FHA, VA, and USDA mortgages are assumable by law and make up nearly all assumable listings in California. Conventional loans usually include a due-on-sale clause and cannot be assumed. You do not need to be a veteran to assume a VA loan.
How long does a mortgage assumption take in South Pasadena?
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 South Pasadena.The rate is already on the house.
Every listing on the South Pasadena map has a rate you can take over. Start with the ones in South Pasadena, get pre-qualified in minutes, and let UMe carry the assumption to closing.
