What's My VA Assumable Worth?
Your low-rate VA loan has value to the right buyer. See how much more a buyer could justify paying, and how much cash they'll need to make it work.
Buying an assumable? Use the buyer calculator
Don't know the balance? Estimate it
Estimated with standard amortization. Your servicer's payoff figure is the number to trust.
About your buyer
Defaults fit a typical military buyer. Adjust them to see how the premium moves.
A buyer could justify paying up to $118,035 more for your home because of your rate.
Suggested list range: $847,214 to $882,625.
How a buyer sees it at $864,919
This is the math a smart buyer or their agent will run on your listing.
$2,076 vs. $5,300 a month
Gap, funding fee and closing costs
Extra cash divided by monthly savings
Counts the extra cash and what it could have earned elsewhere
Who can afford it
Low end of the suggested range
Middle of the suggested range
High end of the suggested range
A bigger cash gap means fewer buyers. A buyer who can add a second loan widens the pool.
Premium by how long the buyer stays
| Buyer holds | Justifiable premium | List range |
|---|---|---|
| 3 years | $81,100 | $832,440 to $856,770 |
| 5 years | $118,035 | $847,214 to $882,625 |
| 7 years | $149,898 | $859,959 to $904,929 |
| 10 years | $189,265 | $875,706 to $932,486 |
Military buyers on 3-year orders value your rate less than buyers who plan to stay.
Opens the Seller Net Proceeds tool with the middle of the suggested range and your VA loan balance prefilled.
Want us to price your home? Book a free call with Tristan or Patrick.
Book a free 1-on-1 with Tristan or Patrick. No pressure, no fluff, just your numbers.
BOOK A FREE CALLEstimates only, for education. Not a loan offer, commitment, or tax or legal advice. Confirm all numbers with your lender, CPA, and attorney.
How this works
We compare a buyer assuming your loan to the same buyer purchasing the home at market value with a new 30-year VA loan at today's rate, 0% down, funding fee financed. The justifiable premium is the price above market value where the buyer's net advantage reaches zero, solved by bisection with unlimited buyer cash, so it shows what the rate itself is worth. The suggested list range is market value plus 40% to 70% of that premium. Cash-needed figures add the gap, the 0.5% assumption funding fee and closing costs. The premium-by-hold table reruns the same math for 3, 5, 7 and 10 year buyer holds. Estimates only; your servicer's payoff figure and a buyer's lender quote are the numbers to trust.
Frequently asked questions
Why would a buyer pay more for my home because of my loan?
Because your low-rate VA loan can be worth tens of thousands over the life of the loan. A buyer comparing your home to the same home with a new loan at today's rate can justify paying a premium and still come out ahead, as long as the cash gap works for them.
What happens to my VA entitlement when someone assumes my loan?
If the buyer is a VA-eligible veteran who substitutes their entitlement, yours is restored at closing. If the buyer is not a veteran, your entitlement stays tied to the loan until it is paid off, which can limit how much you can borrow with a VA loan on your next purchase.
Do I need a release of liability?
Yes, ask for one. Without a release of liability from VA, you can remain responsible if the buyer defaults on the assumed loan. Request it from the servicer as part of the assumption.
How long does an assumption take?
Plan for 45 to 90 days or more, depending on the servicer. That timeline affects your PCS plan and your buyer's rate lock, so set expectations early.
Can the buyer finance the gap over my loan balance?
The gap between the price and your loan balance is usually paid in cash. Some lenders allow a second loan behind a VA assumption, but they typically lend only up to the appraised value, so a price far above appraisal shrinks the buyer pool.
Want us to price your home? Book a free call with Tristan or Patrick.
Book a free 1-on-1 with Tristan or Patrick. No pressure, no fluff, just your numbers.
BOOK A FREE CALL