No special realtor and no clean database exist for assumable loans, but there are real ways to find them. In a normal arms-length sale, the assumable loans are government loans: FHA, VA, and USDA. A conventional loan's due-on-sale clause blocks assumption in a straight sale (conventional loans can be assumed in certain family transfers like a divorce or inheritance, but that does not help you shop listings). So the hunt starts with FHA and VA financing: - MLS remarks. Many listing agents now flag an assumable FHA or VA loan in the agent remarks, and your buyer's agent can ask listing agents directly. - Title records. The loan is public record, so a title company can pull which homes in a target area carry FHA financing, even across a whole neighborhood. The real catch is equity. A seller who locked a very low rate years ago has usually built substantial equity through appreciation and principal paydown. Assuming the loan means taking over the balance, so you bring cash to cover the gap between that balance and the sale price. A seller sitting on significant equity will not hand over the loan without being paid that difference. VA adds a wrinkle: the veteran seller has to be comfortable leaving their entitlement tied up in the home. If you bridge the equity gap with a second mortgage, VA does not cap the combined loan-to-value, and the second does not have to be assumable itself, but in practice lenders offering these seconds rarely go near the home's full value and price them above the first. Run the blended rate across the low first and the higher second to see if the deal still pencils. The servicer also has to approve the assumption while you qualify under program guidelines. One firm rule: never pay anyone an upfront fee to hunt down an assumable loan. Work with a real estate agent instead.