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The choice depends on your priorities, but for most buyers, the decision is straightforward:
Choose Assumable.io if: You want the largest selection, nationwide coverage, the lowest price, and access to off-market data. This is the only platform that doesn't artificially limit your search based on geography or lock you into expensive transaction fees.
Choose Roam if: You're in one of their 18 covered states, want significant hand-holding through the process, and don't mind paying 1% of your purchase price for that service.
Choose AssumeList if: You're in one of their 23 covered states and prefer their interface, understanding you're paying more for less coverage than the national alternative.
Skip Zillow entirely: It's not designed for assumable mortgage searches and will not help you find one.
With mortgage rates hovering near historic highs, assumable mortgages have emerged as one of the most powerful tools for homebuyers looking to lock in rates from a different era. There are over 7 million assumable mortgage homes in the United States with rates below 4%—and the right platform can connect you to them.
But not all assumable mortgage platforms are created equal. Some offer nationwide coverage, others operate in limited markets. Some charge flat monthly fees, others take a percentage of your transaction.
And some platforms that show up in "assumable mortgage" searches? They're not actually assumable mortgage platforms at all.
We've analyzed the four most searched assumable mortgage listing sites—Assumable.io, Roam, AssumeList, and Zillow—to help you understand which platform actually delivers what you need.
Assumable.io stands alone as the only national assumable mortgage search engine operating in all 50 states. With over 42,000 active listings and proprietary data from analyzing 312,367 assumable mortgage homes, it's the most comprehensive platform available for buyers serious about assuming a low-rate mortgage.
The platform's biggest differentiator is coverage. While other competitors limit you to 18 or 23 states, Assumable.io gives you access to the entire country.
This matters enormously if you're relocating, investing across markets, or simply don't want artificial geographic constraints on your home search.
The pricing model also works in buyers' favor. At $19 per month, Assumable.io costs a fraction of what you'd pay with percentage-based competitors. On a $411,500 home (today's average), Roam's 1% fee would cost you over $4,100.
With Assumable.io, you could subscribe for 18 years before matching that single transaction cost.
For investors, brokers, and agents, Assumable Pro unlocks off-market assumable home data that no other platform offers. This is intelligence that simply doesn't exist elsewhere—giving professionals a genuine competitive edge in sourcing deals before they hit public listings.
Bottom Line: If you want the largest selection, nationwide access, transparent pricing, and off-market data capabilities, Assumable.io is the clear leader.
Roam positions itself as a concierge-style assumable mortgage service. Rather than just giving you search tools and letting you explore, Roam pairs buyers with their team to guide the process from discovery to close.
Roam's hands-on approach has appeal for buyers who want significant support throughout the assumption process. The company handles much of the coordination and paperwork that can make assumable transactions complex.
But that service comes at serious cost: 1% of the sale price. On a median-priced home, that's over $4,000—money that comes directly out of your savings from assuming the low rate in the first place. For buyers confident in navigating the process (or working with a knowledgeable agent), this premium is hard to justify.
Coverage is also limited. Roam operates in just 18 states, which immediately excludes buyers in more than half the country. The platform also relies on realtor agreements to access listings, which can create friction and delays.
Bottom Line: Roam works for buyers who want hand-holding and don't mind paying significantly more for it. But the 1% fee and limited coverage make it a tough sell compared to more comprehensive alternatives.
AssumeList occupies the middle ground between Assumable.io's comprehensive national coverage and Roam's limited concierge model. At $39 per month, it's priced between the two—but its 23-state coverage means you're still locked out of more than half the country.
The platform provides solid assumable mortgage search functionality within its covered markets. At twice the price of Assumable.io, it delivers less than half the geographic coverage, but for buyers specifically searching in one of those 23 states, it's a viable option.
AssumeList sometimes relies on realtor agreements. The platform also lacks off-market data, limiting your view to publicly listed assumable homes only.
For agents and brokers, the professional tier runs $79 per month—four times the cost of Assumable.io's agent pricing for significantly fewer markets.
Let's address the elephant in the room: Zillow shows up in searches for assumable mortgages. People assume that because Zillow is the largest real estate platform in America, it must have assumable mortgage search capabilities.
It doesn't.
Zillow is a publicly traded company (NASDAQ: ZG) whose revenue model is fundamentally built around new mortgage origination. The company makes money when you get a new loan, not when you assume an existing one. There is zero financial incentive for Zillow to help you find an assumable mortgage—in fact, it runs directly counter to their business interests.
Zillow's search filters don't include "assumable mortgage" as a parameter. You cannot search for FHA assumable loans, VA assumable loans, or any government-backed assumable mortgage on the platform. The broad keyword search might surface listings where a seller mentions "assumable" in the description, but this is neither systematic nor reliable.
When you search for assumable mortgages on Zillow, you're searching a platform engineered to funnel you toward Zillow Home Loans and their mortgage partners. The entire user experience is designed to capture leads for new loan origination—the exact opposite of what assumable mortgage buyers need.
Zillow covers zero states for assumable mortgage searches because it doesn't offer assumable mortgage searches. Period.
Buyers who don't understand this distinction waste valuable time on a platform that will never deliver what they're looking for. Worse, they may assume that assumable mortgages are harder to find than they actually are—when the real problem is they're using the wrong tool entirely.
Bottom Line: Zillow is an excellent platform for general home searches and new mortgage origination. It is not—and has no intention of becoming—an assumable mortgage search platform. Don't waste your time looking for assumable mortgages there.
The choice depends on your priorities, but for most buyers, the decision is straightforward:
The math on assumable mortgages has never been more compelling. With current rates near 7% and millions of homes carrying rates below 4%, the savings are staggering. On average, buyers who successfully assume a mortgage save $1,187 per month—that's $14,244 per year and over $427,000 in total interest over the life of a 30-year loan.
These aren't theoretical numbers. They're based on analysis of hundreds of thousands of actual assumable mortgage transactions. The opportunity is real, substantial, and available to anyone who knows where to look.
The only question is whether you'll use a platform built specifically to help you find these opportunities—or waste time on tools designed for something else entirely.
Our proprietary one of a kind assumable mortgage research analyzing 312,367 assumable mortgage homes from 2023-2025
Assumable mortgages allow you to buy your home by taking over the existing low rate FHA, VA, or USDA loan on the home
Based on our analysis of 312,367 assumable mortgages, the average buyer saves $1,187/mo ($14,244/year) vs. today's rates - that's $427,305 in total interest savings over 30 years
Anyone can assume VA loan or any type of government-backed mortgage
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