3.95% FHA
$679,000
$1,365/mo
4181 Wild Lilac Drive
Turlock, CA
4 bd3 ba2,502 sqft
Turlock, California
Keep the rate.
Buy the home in Turlock.
2 assumable homes for sale in Turlock, with locked rates from 3.95%. Take over the seller’s existing FHA, VA, or USDA loan instead of financing at today’s 7.2%.
Median assumable rate
4.74%
vs 7.2% market
$670/mo saved
Median locked rate
4.74%
Across 2 assumable listings
Typical monthly savings
$670
On a $671,950 home vs 7.2%
Certified listings
0
Loan terms confirmed with the listing agent
Loan types
FHA · VA
Government-backed loans are assumable by law
Verified in Turlock
Homes with a rate worth keeping
4.42% FHA
$450,000
$1,655/mo
1324 Riverette Dr.
Modesto, CA
3 bd2 ba1,186 sqft
6.11% FHA
$499,999
$2,573/mo
4634 Anna Ave
Keyes, CA
3 bd2 ba1,830 sqft
5.52% VA
$664,900
$2,987/mo
1220 Springer Drive
Turlock, CA
4 bd3 ba2,449 sqft
4.82% FHA
$360,000
$2,083/mo
2064 Glenmoor Place
Livingston, CA
3 bd2 ba1,140 sqft
5.12% FHA
$500,000
$1,089/mo
924 Dosangh Court
Livingston, CA
4 bd3 ba2,247 sqft
Inventory snapshot
What’s assumable in Turlock right now
Live counts from the MLS feeds we index for California. Updated September 2026.
- Active listings
- 2
- Certified / verified
- 0
- Lowest rate
- 3.95%
- Median rate
- 4.74%
- Median list price
- $671,950
- Median cash to assume
- $335,985
Listings by locked rate
- Under 4%1 home
- 4% – 5%0 homes
- 5% – 6%1 home
- 6% and up0 homes
Listings by loan type
- FHA1 homemedian 3.95%
- VA1 homemedian 5.52%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
By neighborhood
Assumable homes by Turlock ZIP code
Nearby markets
More assumable homes in California
- San Diego257
- Los Angeles124
- Chula Vista105
- Victorville96
- Lancaster86
- Palmdale81
- Hemet80
- Murrieta72
- Menifee69
- Temecula65
- Oceanside59
- El Cajon58
- Apple Valley57
- San Bernardino57
- Riverside52
- Lake Elsinore44
- Winchester43
- Corona42
- Hesperia41
- Indio40
- Beaumont37
- Moreno Valley37
- Bakersfield34
- Escondido34
Run your numbers
The cost of waiting in Turlock.
A 7.2% new loan against an assumable one at 4.74%, same balance, 30 years.
You keep every month
$846/mo
Over a year$10,146
Monthly payment, side by side
7.2% vs 4.74%
How an assumption works
Three steps. One lower payment.
You’re not applying for a new mortgage. You’re stepping into one that already exists, at the rate it was written.
- 01
Find a locked rate
Every listing here carries an existing FHA, VA, or USDA loan you can take over. Filter by rate, payment, or down payment.
- 02
Qualify with the servicer
You apply with the current lender, not a new one. Our team handles the paperwork and the timeline.
- 03
Close and keep the rate
The seller’s balance, rate, and remaining term become yours. No points, no rate shopping, no reset to 30 years.
Questions
Assuming a mortgage in Turlock
Numbers below come from current Turlock inventory and update as listings change.
- How many assumable homes are for sale in Turlock?
- As of September 2026, UMe tracks 2 active assumable listings in Turlock. Inventory refreshes from the MLS throughout the day, so the map may show slightly different counts.
- What types of assumable loans are available in Turlock?
- Current Turlock inventory breaks down as FHA (1, median 3.95%) and VA (1, median 5.52%). 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 Turlock right now?
- The lowest rate on an active Turlock assumable listing is 3.95%, and the median across all 2 listings is 4.74%. 1 listing is under 4% and 1 is under 5%, compared with roughly 7.2% for a new 30-year loan today.
- How much can I save with a mortgage assumption in Turlock?
- Across current Turlock listings, the median principal-and-interest payment on the assumable loan is $2,176 per month versus $2,847 for the same balance at today's rates, a difference of about $670 every month, or $8,046 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 Turlock?
- When you assume a loan you pay the seller the difference between the list price and the remaining loan balance. In Turlock that gap is currently a median of $335,985 on a median list price of $671,950. 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 Turlock ZIP codes have the most assumable homes?
- The Turlock ZIP codes with the most active assumable listings are 95382 (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 Turlock?
- 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.
Ready when you are
Stop overpaying for Turlock.
Every listing on the map has a rate you can take over. Start with the ones in California, or list your own low-rate loan and let buyers come to you.
