DFW Assumable & Adjustable-Rate Mortgage Tracker
This week's mortgage rate against the assumable FHA, VA and USDA loans and the adjustable-rate mortgages we can see in Dallas–Fort Worth, county by county, from recorded deeds of trust, MLS closed sales and public HMDA mortgage data. Refreshed weekly.
Konda··6 min read·Counts live as of
DFW Assumable & Adjustable-Rate Mortgage Tracker
The 30-year fixed average prime offer rate is 7.49% for the week of Oct 12, 2026, compared with 6.29% a year earlier. At that rate the cheapest financing in Dallas–Fort Worth is a loan someone already has. This page tracks two kinds of it: assumable government-backed loans a buyer can take over, and adjustable-rate loans whose payment is going to change. Every number below is read from our data each week and nothing is typed in by hand. As of October 23, 2026.
This week at a glance
| 30-year fixed (FFIEC APOR) | 7.49% |
| Assumable FHA / VA / USDA loans we can see | 71,462 |
| Their median estimated rate | 4.12% |
| Median gap to today's rate | 3.37 pts |
| Assumable loans under 5% | 50,495 |
| Assumable loans under 4% | 33,900 |
| Adjustable-rate purchase loans | 11,281 |
| ARMs resetting in the next 12 months | 912 |
| ARMs resetting in the next 3 years | 3,248 |
| Investment-property purchase loans | 29,203 |
The loan-level numbers cover 1,547,018 homes in Collin, Dallas, Denton, Ellis, Fannin, Grayson, Hill, Hunt, Johnson, Kaufman, Tarrant, Taylor, Wise, with loans taken out between Jan 2000 and Oct 2026. They come from the deed of trust recorded at each county clerk, sharpened by MLS closed sales back to 2016 in Collin, Dallas and Tarrant counties.
Assumable loans by county
| County | Assumable loans | Median estimated rate |
|---|---|---|
| Tarrant | 25,325 | 3.98% |
| Dallas | 16,524 | 3.97% |
| Collin | 9,389 | 4.25% |
| Denton | 6,527 | 4.88% |
| Kaufman | 3,774 | 4.5% |
| Ellis | 2,121 | 4.02% |
| Parker | — | —% |
| Johnson | 2,010 | 4.75% |
| Grayson | 1,345 | 4.31% |
| Rockwall | — | —% |
| Wise | 1,210 | 4% |
| Hunt | 1,420 | 3.69% |
| Fannin | 357 | 4.06% |
Why an assumable loan is a lead
FHA, VA and USDA mortgages can be assumed. A qualified buyer takes over the seller's loan, with the same rate, the same remaining balance and the same term, and pays the seller's equity in cash or with a second loan. Most conventional loans can't be assumed.
The difference is large. On a $400,000 balance the principal and interest payment is:
| Rate | Monthly P&I (30 yr) |
|---|---|
| 3.00% | $1,686 |
| 4.88% | $2,118 |
| 7.00% | $2,661 |
That's roughly $975 a month between a 2020-vintage loan and a new one. For the seller, the low-rate loan is the strongest selling point the house has, and one a listing agent can market. For an investor, it's a financing edge that no amount of negotiating on price can match.
What to check before you promise anyone an assumption:
- The lender has to approve the buyer. FHA and USDA assumptions require a creditworthy buyer. Plan on weeks, not days.
- VA entitlement. A non-veteran can assume a VA loan, but the seller's entitlement stays tied up in it unless the buyer is a veteran who substitutes their own.
- The equity gap. The buyer brings the difference between the price and the loan balance. That's why every lead shows an estimated balance and equity.
- Refinances. We follow the county's deed records forward from the purchase, so an owner who refinanced into a new loan (and released the old one) shows the new loan, and drops off this list if it isn't assumable. A refinance we couldn't match is still possible, so confirm the loan with the owner.
Where the big assumable pool is
The low-rate years wrote an enormous number of government loans. In Collin County alone, FHA and VA purchase loans under 3.5% numbered 3,684 in 2020, 2,850 in 2021 and 294 in 2022 (HMDA, first-lien purchase loans). Those years are in the counts above. The owners who haven't sold or refinanced away are still carrying the loan, and the loan is still assumable.
Why an adjustable-rate loan is a lead
An adjustable-rate mortgage holds its rate for an intro period (typically 5, 7 or 10 years) and then resets to the market each year. The owner knows the date. Take a $350,000 7/1 ARM at 5.5%. The payment is about $1,987 a month. After seven years the balance is about $311,000, and at a 7.5% reset rate the payment becomes about $2,367. That's $380 more every month, starting on a known date.
We only flag an ARM when the match is unambiguous: one HMDA record fits the owner's loan, or every record that fits is an ARM with the same intro period. The first reset date is on every lead. That makes the 6–12 months before a reset the window to reach the owner, while they still get to choose between refinancing, selling and renting the home out.
How we estimate the loan
- The loan. The deed of trust recorded at the county clerk gives us the date and lender of the owner's latest loan, and whether it was a purchase or a refinance. Where the MLS has the closed sale, it adds the price and financing type (FHA, VA, USDA, conventional, cash).
- What happened since. A later deed of trust with a release of the old loan means the owner refinanced, so the estimate moves to the new loan.
- The HMDA match. Lenders file a public record for every mortgage with the CFPB. We match on census tract, loan type, property value, lender and loan size. With one match we have the reported rate. With several, we use their median and mark the rate as a tract estimate. With none, we fall back to that week's market rate.
- The balance. We amortize the estimated loan from the purchase date. Equity is measured against the county value, or against the purchase price for new builds the county still assesses as land.
An estimated loan is called assumable when it's FHA, VA or USDA and sits at least 1.5 points under this week's 30-year average prime offer rate. The flag is re-derived every week against the new rate, so it moves with the market.
Frequently asked questions
What is an assumable mortgage? A loan a buyer can take over from the seller, with the same rate, remaining balance and term. FHA, VA and USDA loans are assumable with lender approval. Most conventional loans are not.
How accurate is the estimated rate? When one HMDA record matches the sale, the rate is the one the lender reported. When several match, the median of the candidates is usually within about a quarter to a third of a point. Each lead says which kind of estimate it carries.
Does this include refinanced loans? Yes. We read the county clerk's deed records back to 2016. An owner who refinanced carries the refinance loan, not the purchase loan, and a refinance out of FHA or VA takes them off the assumable list. Some refinances can't be matched to a parcel, so confirm the loan with the owner before you structure an offer.
How often is this page updated? Weekly. The rate is the 30-year fixed Average Prime Offer Rate (APOR) the FFIEC publishes for the HMDA rate-spread test — the rate offered to a low-risk prime borrower, effective each Monday — and the loan counts are recomputed in the same weekly run. Because the assumable test is "at least 1.5 points under this week's rate", the list grows when rates rise and shrinks when they fall.
Where can I get the list? Assumable-loan leads and adjustable-rate leads are both lead types in the search. Each lead carries the estimated rate, loan type, balance, equity and, for ARMs, the first reset date.
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