Most buyers only ever rehearse one path:
Save → get a mortgage → buy → make payments for 30 years.
It works. Millions of people have built wealth on it. It isn't a bad path.
But when that's the only path an agent knows how to present, buyers start to believe it's the only path that exists.
I just published a new piece on something a lot of people have never been shown: assumable financing.
Certain government-backed mortgages (many FHA and VA loans) may let a qualified buyer take over the seller's existing loan - including the existing interest rate - instead of originating a brand-new mortgage at today's rate.
Here's the simple example from the article:
A $400,000 house.
Option A: New 30-year mortgage near today's ~6.95% average. Principal and interest around $2,650 a month. Option B: Eligible assumable loan with ~$300,000 left at about 3%. Principal and interest closer to $1,265 a month.
Same house. Same price. Roughly $1,400 a month difference.
(Those numbers are principal and interest only. Taxes, insurance, HOA, and MI are separate.)
There's a real problem sitting under that math: the seller wants $400k, the assumable loan is only $300k, so the buyer still has to solve a $100k equity gap. Cash is the obvious answer. It isn't the only responsible one.
In the full article I also walk through what "creative financing" actually means - loan assumptions, seller financing levers, lease options with rent credits, and subject-to / wrap structures - without pretending any of it is magic or risk-free.
Read it here: [SUBSTACK ARTICLE]
One question I'd genuinely like your answer to:
What are you trying to buy, and what's actually stopping you?
Reply to this email and tell me. I read every response, and your answers will shape what I write next in this series.
To your success, Brandon Simmons Real Estate Investor | Coach | Educator www.BrandonTheMan.com
480-818-6460 Call or Text (I answer my own phone)
P.S. Next in the series: how assumptions actually work, how to find assumable FHA/VA loans (including a tool I use called Assumelist), and how to think about that equity gap without defaulting to "just bring cash."
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