July 2026 · Berkeley, Charleston & Dorchester
Every VA and FHA assumable loan we tracked for July 2026 across the tri-county area. Open to any qualified buyer — you do not need to be military. Sign in with your email to unlock rates, list prices, and assumable balances sorted by area.
Assuming an existing VA or FHA loan is one of the only paths left to a below-market rate. This July 2026 inventory covers 524 listings grouped by county and city, with list price, estimated assumable balance, and cash-to-close gap.
Owner and agent names are not shown. You’ll need a valid email to access the list. Phone is optional if you want text updates. Nothing spammy — one unlock, full access for 24 hours on this device.
New to assumable loans? Scroll down for a plain-English explainer before you unlock the list.
Jennifer Dane is not the listing agent on these properties. This is a research list compiled from available data, not an offer to represent you on any specific home. Contact the listing agent on file for showings, offers, and to verify assumable loan terms before you act.
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Not the listing agent. Confirm rates, balances, and assumption eligibility with the listing agent and assuming lender. Jennifer is not representing the seller or buyer on these listings unless agreed separately in writing.
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How it works
Most buyers shop for a house and then shop for a new mortgage at whatever rate the market is offering today. An assumable loan flips that. A qualified buyer takes over the seller’s existing loan — same interest rate, same remaining balance, same underlying terms — instead of originating fresh financing.
That matters when sellers locked in VA or FHA loans at 3%, 4%, or even lower years ago. Assuming that loan can mean a materially lower monthly payment than anything available on a new 30-year mortgage right now. It’s one of the few legitimate ways left to buy with yesterday’s rate.
Common on military-heavy markets like Charleston. Veterans and, in many cases, non-veteran buyers may qualify, but the assuming lender still underwrites you. If a non-veteran assumes, the seller’s VA entitlement can stay tied to the property until the loan is paid off or refinanced — worth confirming before you offer.
FHA loans are also assumable, with their own credit, income, and occupancy rules. Not every FHA listing advertises assumption clearly, which is why a curated list helps. The seller’s lender (or loan servicer) must approve the buyer taking over the note.
You are not borrowing the full list price. You assume the remaining loan balance and bring cash (or a second loan) for the gap. On this page, cash to close is list price minus estimated assumable balance. Closing costs, repairs, and lender fees sit on top of that number.
Find a listed home with an assumable VA or FHA loan and confirm the rate, balance, and status with the listing agent.
Apply through the loan servicer to assume the mortgage. They qualify you the same way they would for a new loan.
Bring cash or financing for the difference between list price and assumable balance, plus standard closing costs.
This list is a starting point, not a guarantee. Rates, balances, and assumption eligibility are estimates from available listing data. Jennifer Dane is not the listing agent on these homes. Verify every detail with the listing agent of record and the assuming lender before you schedule a showing or write an offer. See also the weekly sub-4% VA assumable list.
Jennifer Dane is not the listing agent on these properties. Rates, list prices, and assumable balances are estimates. Verify everything with the listing agent of record and the assuming lender before scheduling a showing or submitting an offer.
Cash to close is list price minus assumable balance. Jennifer Dane is not the listing agent on these homes unless marked otherwise. Contact the listing agent on file for showings and offers, and confirm all loan terms with the assuming lender before you rely on this data.