If you’ve been house hunting lately, you’ve probably heard the buzz about assumable loans. With mortgage rates still much higher than they were a few years ago, the idea of taking over someone else’s low-rate loan — say 2.75% instead of 6% — sounds amazing.
But what if you’re not a veteran or don’t have a VA loan benefit? Can you still assume a VA loan?
The short answer is yes — sometimes.
The longer answer: it’s rare — and it depends on whether the seller can or is willing to give up something very valuable: their VA entitlement.

💡 First, what is VA entitlement? When a veteran or service member uses a VA loan, the Department of Veterans Affairs guarantees a portion of that loan. This guarantee is called VA entitlement, and it’s what allows VA buyers to buy a home with no down payment and no mortgage insurance.
Each veteran has a certain amount of entitlement available — kind of like a “credit limit” for VA-backed loans. When they buy a home using their VA benefit, that entitlement gets tied up in the property until the loan is paid off or otherwise released.

🏠 What happens when a VA loan is assumed? When another buyer assumes a VA loan, they take over the same loan terms — same interest rate, balance, and remaining years. The loan servicer must approve the new buyer and ensure they can qualify financially.
Now here’s the key point:
If the person assuming the loan is not a VA-eligible buyer, the seller’s VA entitlement stays locked up in that loan. This is why a seller 98% of the time will only allow another VA buyer assume the loan. The VA buyer can replace their entitlement with their own.

When a seller allows a "civilian" to assume their VA loan, the veteran’s entitlement can’t be used again until that assumed loan is completely paid off.
In other words, the seller loses the ability to buy another home with a VA loan unless they have remaining or second-tier entitlement (which many do not).

🚫 Why most VA sellers won’t allow a non-VA assumption: For most sellers, their VA entitlement is too valuable to give up. It’s what allows them to use VA benefits again to buy their next home with zero down.
If they let a non-VA buyer assume their loan:

• Their entitlement stays tied to that property.
• They can’t restore it until that loan is fully paid off.
• Their VA eligibility for a new home purchase may be delayed for years.

That’s why you’ll rarely see sellers agreeing to a non-VA assumption — even if the buyer is otherwise qualified.

✅ When it can happen: There are a few exceptions where a non-VA buyer might successfully assume a VA loan:

• The seller doesn’t plan to use their VA benefit again.
• The seller has enough remaining entitlement to use for their next home.
• The seller values a quick, smooth sale more than restoring entitlement.

In these cases, the loan servicer can process a regular (non-substitution) assumption, where the loan is transferred but the VA entitlement remains with the old loan.

💬 Bottom lineIf you’re not a VA buyer, you can assume a VA loan — but only if:

1. The servicer approves you, and
2. The seller is willing to leave their entitlement behind.

Because that second part is a big ask, it’s rare — but not impossible. I've helped make it possible more than once and have successful helped closed on two non-VA assumptions so far!

If you’re interested in finding assumable VA loans, work closely with us. We understand how VA assumptions and entitlement restoration work. They can help you identify which listings might be open to it and guide you through the process with the loan servicer.
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Looking for a way to secure a lower mortgage rate in today’s market? This month’s list features 8 Oahu homes for sale with assumable VA loans, where the seller is willing to transfer their low-interest loan to any qualified buyer—no VA eligibility required! That means you don’t have to be a veteran to take advantage of these lower rates. The catch? Buyers must cover the difference between the loan balance and the purchase price in cash. Scroll down to explore these rare opportunities and see if one of these homes is the perfect fit for you!

List Price: $1,250,000
4.5% interest rate on remaining balance of the loan. 
Call me to request the loan balance and monthly payment! 
808-989-8183

Asking price: $949,000
Seller Is offering a $10,000 credit to buyer at closing! 
AND allowing anyone, not just VA buyers, a chance to assume the existing loan and lower interest rate. Call me get the loan balance and interest rate on this 4 bedroom 3 bath Townhouse  808-989-8183
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Asking Price: $1,390,000
You get a great view with this assumable loan, but the balance and interest rate are being kept private from the world wide web. The ability to assume the loan without VA approval depends on the timeline. In other words, they don't want escrow to take a long time. Our team helps expedite the escrow process so,
Call me to get these details 808-989-8183
4 bedrooms
3 bathrooms
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Asking Price: $1,175,000
​This seller is possibly interested in allowing a non-VA take over their loan, if the offer is right. How much is a 3.375% interest rate worth to you? Call me to find out the balance of the loan! 808-989-8183

This 4-bedroom, 3-bath Condo/ Townhouse is located in the new neighborhood of Ho'opili. Near Ka Makana Ali'i and freeway access. It has a private lanai and 4 parking stalls! Link to photos below.

• Price: $949,000
• 4 bedrooms, 3 baths
• 1,995 sqft

• Type: Condo
• Total Parking: 4
• Balance of assumable loan: *approximately $634,100
• Gap: $314,900
• Monthly Mortgage Payment: $3,900
• RATE:  4.75%

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This 3-bedroom, 2-bath Plantation Style home is situated near Kailua Racquet Club, Kalaheo High School, and Kailua town. Link to photos below.

• Price: $1,300,000
• 3 bedrooms, 2 baths
• 1,278 sqft

• Land: 5,002 sqft
• Type: Single Family Residence
• Total Parking: 3
• Balance of assumable loan: *approximately $1,190,000
• Gap: $110,000
• RATE: 4.5%

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Here are 3 homes currently available TODAY allowing non-VA buyers (in other words, anyone) the opportunity to assume the loan and lower interest rate that comes with it.
**MLS photos are not permissible to be shared, so please click the link to the listing to view photos** 

A new coming soon assumable Ocean Front! But coming-soon doesn't mean wait. Private showings are already happening. Link to photos below.

• No price listed yet....
• 3 bedrooms, 2 baths
• 1,288 sqft

• Lot Size Area:
  8,250.00 sqft
• Type: Single Family Residence
• Garage Spaces: 2
• Subdivision: MOKULEIA
• Balance of assumable loan: *about $800,000
• RATE: 2.25%​

This Is a nice home with big yard surrounded by a beautifully built rock wall. Leased PV system and battery backup. And across from the street from the beach!

• List Price: $695,000 
• 3 bed 2 bath
• 1,008 living sqft. 
• Type: Single Family
• Parking: 2 car garage
• Balance of assumable loan: $651,000
• Gap: about $44k
• RATE: 2.875%​