FHA
Active
18$780,000Potential short sale
- Rate
- 3.75%
7.40%today- Payment
- $3,984/mo
$5,957today
- 4beds
- 2baths
- 1,726sqft
West Hills, California
Assumable homes for salein West Hills, California.
5 homes in West Hills carry an existing FHA, VA, or USDA loan you can take over, with locked rates from 2.88%. Assume the seller’s mortgage instead of financing at today’s 7.2%.
Live MLS data · Updated
West Hills assumable market
by the numbers.
5active assumable listings
2.88%lowest locked rate
$1,150kmedian list price
$658saved per month vs. 7.2%
About the market
Assumable mortgagesin West Hills, explained.
Every number on this page comes from the live MLS feeds UMe indexes for California, filtered to West Hills. Updated October 2026.
How assumptions work for buyersWest Hills, California has 5 homes for sale with an assumable mortgage as of October 2026: 5 FHA loans that a qualified buyer can take over at the seller's existing rate instead of financing at today's roughly 7.2%. Rates on active West Hills assumable listings start at 2.88% with a median of 6.09%; 1 listing is under 4% and 2 are under 5%.
The median assumable home in West Hills lists for $1,150,000, with a median of $226,082 in cash to assume, the gap between the price and the remaining loan balance. At the median assumable rate the principal-and-interest payment is about $5,595 a month versus $6,253 for the same balance at today's rate, roughly $658 kept every month and $7,901 a year. The most active West Hills ZIP codes are 91307 (3) and 91304 (2).
UMe confirms the balance, rate, and assumability of each listing with the listing agent before marking it Certified. FHA, VA, and USDA loans are assumable by law, and you do not need to be a veteran to assume a VA loan. Once you are under contract, the loan servicer underwrites you rather than a new lender; most West Hills assumptions close in 45 to 90 days, and UMe tracks the file with the servicer and both agents so nothing stalls.
Verified in West Hills
View all 5 on the map Homes on the marketin West Hills.
FHA
Active
17$829,900$54,369 equity gap
- Rate
- 3.55%
7.40%today- Payment
- $3,848/mo
$5,897today
- 3beds
- 2baths
- 1,434sqft
9245 Geyser Avenue, Northridge
VA
Active
39$739,000$215,898 equity gap
- Rate
- 2.71%
7.40%today- Payment
- $2,437/mo
$4,154today
- 3beds
- 1baths
- 1,040sqft
807 Talbert Avenue, Simi Valley
VA
Active
34$899,950$194,675 equity gap
- Rate
- 2.77%
7.40%today- Payment
- $3,246/mo
$5,491today
- 3beds
- 2baths
- 1,427sqft
3055 Waco Avenue, Simi Valley
FHA
Active
$749,999$179,225 equity gap
- Rate
- 2.88%
7.40%today- Payment
- $2,677/mo
$4,465today
- 4beds
- 4baths
- 2,047sqft
8314 Peyton Way, West Hills
FHA
Active
38$819,999$192,877 equity gap
- Rate
- 3.00%
7.40%today- Payment
- $2,981/mo
$4,895today
- 3beds
- 2baths
- 1,632sqft
789 Hudspeth Street, Simi Valley
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.
Inventory snapshot
What’s in the mixin West Hills.
Live counts from the MLS feeds we index for California. Updated October 2026.
- Active listings
- 5
- UMe Certified / verified
- 0
- Lowest rate
- 2.88%
- Median rate
- 6.09%
- Median list price
- $1,150,000
- Median cash to assume
- $226,082
West Hills listings by locked rate
- Under 4%1 home
- 4% – 5%1 home
- 5% – 6%0 homes
- 6% and up3 homes
West Hills listings by loan type
- FHA5 homesmedian 6.09%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
By neighborhood
Assumable homesby West Hills ZIP code.
Each ZIP opens the West Hills map zoomed to its listings, in assumptions mode, with rate and payment filters ready.
Run the West Hills numbers
What an assumable ratedoes to a West Hills payment.
The sliders start at the median West Hills assumable listing: $1,150,000 list price and a 6.09% 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)$225,000
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 West Hills
$5,919/mo
New loan at 7.20%$6,279
Assumed at 6.10%
$5,919
Every month$360
Over five years$21,600
Interest you never pay$413,70126-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 West Hills listing on UMe shows the actual balance, rate, and payment.
How it works in West Hills
How to assumea mortgage in West Hills.
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 West Hills home with a locked rate.
Every listing on this page carries an existing FHA, VA, or USDA loan. Filter the West Hills 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, a median of $226,082 in West Hills today. 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 West Hills payment written in a different decade.
West Hills questions
Assuming a mortgagein West Hills.
The numbers below come from current West Hills inventory and update as listings change.
All assumption FAQsHow many assumable homes are for sale in West Hills?
As of October 2026, UMe tracks 5 active assumable listings in West Hills. Inventory refreshes from the MLS throughout the day, so the map may show slightly different counts.
What types of assumable loans are available in West Hills?
Current West Hills inventory breaks down as FHA (5, median 6.09%). FHA, VA, and USDA mortgages are assumable by law, which is why they make up nearly all assumable listings. Conventional loans usually carry a due-on-sale clause and cannot be assumed. You do not need to be a veteran to assume a VA loan, though the seller's entitlement stays tied up unless you substitute your own.
What is the lowest assumable mortgage rate in West Hills?
The lowest rate on an active West Hills assumable listing is 2.88%, and the median across all 5 listings is 6.09%. 1 listing is under 4% and 2 are under 5%, compared with roughly 7.2% for a new 30-year loan today.
How much can I save with a mortgage assumption in West Hills?
Across current West Hills listings, the median principal-and-interest payment on the assumable loan is $5,595 per month versus $6,253 for the same balance at today's rates, a difference of about $658 every month, or $7,901 a year. The savings compound because you also keep the seller's remaining term instead of restarting a 30-year clock.
How much money do I need to assume a home in West Hills?
When you assume a loan you pay the seller the difference between the list price and the remaining loan balance. In West Hills that gap is currently a median of $226,082 on a median list price of $1,150,000. Buyers cover it with cash, a second mortgage, or seller financing; UMe can connect you with lenders who write gap loans behind an assumption.
Which West Hills ZIP codes have the most assumable homes?
The West Hills ZIP codes with the most active assumable listings are 91307 (3) and 91304 (2). Use the map to draw your own boundary or filter by rate, payment, and down payment inside any of them.
How long does a mortgage assumption take in West Hills?
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 West Hills.The rate is already on the house.
Every listing on the West Hills map has a rate you can take over. Start with the ones in West Hills, get pre-qualified in minutes, and let UMe carry the assumption to closing.
