VA ASSUMABLE LOANS
Assumable VA loans can let qualified buyers take over a seller’s low interest rate—often well below today’s market rates—saving hundreds per month.
who can assume
Anyone can assume a VA loan. However, if the buyer does not have VA entitlement, the seller’s entitlement will stay locked to the property.
APPROVAL REQUIRED
Loan assumptions must be approved by the current loan servicer, including income, credit, and occupancy verification.
PROCESSING TIMES
Loan assumptions must be approved by the current loan servicer, including income, credit, and occupancy verification.
LEARN ABOUT THE VA ASSUMPTION GAP
When you assume a VA loan, you take over the seller’s existing loan balance—not the full purchase price. Any difference between the balance and the sales price must be paid at closing.
HOW BUYERS COVER THE GAP
Note: Some funding options may have tax or financial implications—consult with a financial advisor before withdrawing retirement funds. Secondary financing may impact your debt‑to‑income (DTI) ratio and must be approved by the loan servicer.
how to find va assumables
Our PCS Homes Marketplace is built to highlight VA Assumable opportunities. It’s 100% free for military buyers and sellers, and realtor representation is optional.
BUYER PRICING EXPECTATIONS
Because sellers are offering historically low interest rates and accepting a longer closing timelines, buyers should generally expect to pay full market value.
|
VA ASSUMABLE EXAMPLE |
Assumed VA Loan |
New Loan |
|
Loan Amount |
$320K |
$400K |
|
Interest Rate |
2.5% |
5.5% |
|
Monthly Payment (P&I) |
$1,264 |
$2,271 |
Note: Taxes, insurance, and any secondary financing are not included in the monthly payment calculations above.
move smarter
pcs homes marketplace
Helping military buyers and sellers connect earlier, move smarter, and avoid the usual friction of a PCS.
For Buyers
Find military-owned homes & VA assumable opportunities before the rush.
For Sellers
Advertise your home for free & reach incoming personnel early.
fOR BUYERS
fOR sellers
Why Trust PCS JOES
PCS Guidance From Military Realtors Who Understand
We help military buyers and sellers move with more confidence through trusted realtors, marketplace access, and VA loan guidance shaped by real military experience.
MEET OUR VA LENDING TEAM
Matt Elliott
Mortgage Loan Originator | USMC Veteran
Licensed in all 50 States Bio:Matt Elliott is a Marine Corps veteran and Veteran Mortgage Loan Originator with the Veteran Mortgage Team–your trusted VA Home Loan Expert serving veterans and military families nationwide through all PCS JOES CONUS Service Areas. Originally from Central Illinois, Matt grew up in a blue-collar community that takes great pride in military service — a value that continues to shape his work today.
After graduating high school just months before the events of 9/11, Matt felt an overwhelming sense of patriotism and a call to serve. Inspired by a close friend who deployed with the Navy Seabees, he enlisted in the United States Marine Corps in 2006 as an 0311 Rifleman. During his military career, Matt deployed to Iraq in 2009, where he was stationed at Combat Outpost Waleed on the Iraq–Syria border. His service in one of the most challenging environments of the conflict instilled a deep commitment to teamwork, discipline, and service to others.
Following his time in uniform, Matt transitioned to the mortgage industry, building his expertise from the ground up — first as a Home Loan Processor, then as a Loan Officer Assistant, and now as a licensed Mortgage Loan Originator. Drawing on his military values and years of mortgage experience, Matt takes pride in helping veterans and families secure the best home loan options available.
Whether you’re a first-time homebuyer or a seasoned homeowner, Matt’s mission is simple: to serve with integrity, educate his clients, and help them achieve their dream of homeownership.
Matt’s values align perfectly with PCS JOES, and he’s become an indispensable part of our team thanks to his exceptional client care and reliability. As a trusted VA Home Loan Expert, he’s available seven days a week to guide veterans and military families through every step of the VA mortgage process.
It’s never too early to reach out to Matt. Many of our clients begin working with him 6–12 months before their PCS to improve credit and prepare for VA loan prequalification. This early preparation often helps them qualify for better VA loan rates and ensures a smoother military home buying experience. Don’t wait until you have orders in hand–contact Matt as soon as you receive your assignment notification to start preparing for your next move with confidence.
Matt’s VA Home Loan Service Areas
All 50 CONUS States
Less… Matt Elliott
Mortgage Loan Originator | USMC Veteran
Matt Elliott is a Marine Corps veteran and Veteran Mortgage Loan Originator with the Veteran Mortgage Team–your trusted VA Home Loan Expert serving veterans and military families nationwide through all PCS JOES CONUS Service Areas. Originally from Central Illinois, Matt…
314-882-3314
Bryant Mateus
Loan Officer | USAF Veteran
Licensed in 47 states Bio:Bryant Mateus is a United States Air Force Academy graduate, Air Force Reserve Major, and trusted VA Loan Lender serving veterans and military families throughout Texas. His background in military service gives him a deep understanding of the challenges that come with PCS moves, high cost of living areas, and the fast paced Texas market.
After leaving active duty, Bryant brought his commitment to service into the mortgage world. He has helped military families across Texas secure highly competitive rates and clear guidance from the first conversation to the closing table. His mission is simple. Provide honest education, real numbers, and the most competitive options available for every veteran he serves.
Whether you are planning ahead for a PCS to Lackland, Randolph, Fort Sam, or anywhere in the state, Bryant is available seven days a week to support you. Many clients work with him months before purchasing so they can strengthen their credit, explore loan options, and prepare with confidence.
It is never too early to reach out and begin your path to homeownership with a lender who understands both military life and the Texas market.
Service Areas:
- Licensed in all states except Hawaii, New York, and Vermont
Bryant’s Contact Info:
- Website: http://www.valoancapt.com
- Cell: 937-823-7307
- Email: bmateus@worldhomeloans.com
Bryant Mateus
Loan Officer | USAF Veteran
Bryant Mateus is a United States Air Force Academy graduate, Air Force Reserve Major, and trusted VA Loan Lender serving veterans and military families throughout Texas. His background in military service gives him a deep understanding of the challenges that…
(937) 823-7307
Evan Enstrom
Senior Loan Officer
North Carolina Bio:Meet Evan Enstrom, Senior Loan Officer with Responsive Mortgage. Evan is widely recognized for his strong expertise in VA home loans throughout the state of North Carolina, where he helps military families navigate the lending process with confidence and clarity. He believes exceptional results come from combining persistence with compassion—a philosophy he brings into every client interaction.
As a Senior Loan Officer, Evan is committed to making home financing smooth, transparent, and stress-free. He takes the time to understand each borrower’s goals, works closely with his team to match them with the best loan options available, and ensures they feel supported from the first conversation through closing. His responsive communication and client-first mindset have made him a trusted resource for military and non-military families alike.
When he’s not structuring VA loan strategies or guiding homebuyers through the mortgage process, Evan can often be found chasing his toddler around the zoo or connecting with local business owners across North Carolina. His mission is simple: to make home loan financing feel less intimidating—and far more empowering.
Evan Enstrom
Senior Loan Officer
Meet Evan Enstrom, Senior Loan Officer with Responsive Mortgage. Evan is widely recognized for his strong expertise in VA home loans throughout the state of North Carolina, where he helps military families navigate the lending process with confidence and clarity….
585-474-9998