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Realestate_with_AK Build, Grow and Protect your WEALTH with AK
Licensed in the Commonwealth of Virginia| NPN: 22144963

I'm a realtor with a passion for helping people find their perfect home. I specialize in helping first-time buyers, relocations, and those looking to invest in residential properties. I strive to make sure that each client gets exactly what they are looking for, in a smooth, stress-free transaction. I'm all about making sure my clients are informed and satisfied with their purchase.

Is an assumable home a fit for you? It often makes the most sense if:💰 You've saved 10–20% or more for a down payment📈 T...
10/23/2026

Is an assumable home a fit for you? It often makes the most sense if:

💰 You've saved 10–20% or more for a down payment
📈 Today's ~7.25% rates pushed your monthly payment out of reach
🧾 You have steady, documentable income and manageable debt (the servicer reviews DTI and credit)
⏳ You can plan for a 45–60 day process

If that sounds like you, your savings can cover a big piece of the cash gap, and a second loan can bridge the rest while most of your debt stays at a 2–5% rate.

Illustrative: with 20% saved on a $350,000 home ($235,000 assumed at 2.75% + $45,000 second at 8.25%), the blended rate is about 3.63% and the payment is about $1,297/mo P&I, versus about $1,910/mo on a new 7.25% loan.

Everything's in my free guide, "Priced Out No More: How to Buy a Home at a 2-5% Interest Rate": https://realestatewithak.com/ask/cfd73f3c290272e756befdaa31493832
And if an assumable isn't right for you, I'll tell you honestly. [email protected] | (804) 587-8388

Not a lender. Not financial advice. Illustrative estimates; P&I only, 30-yr terms. eXp Realty. Equal Housing Opportunity.

Low rates are available right here at home. A look at local assumable listings (October 2026 listing data, estimates):📍 ...
10/23/2026

Low rates are available right here at home. A look at local assumable listings (October 2026 listing data, estimates):

📍 Chesterfield County: 92 assumable listings (33 VA, 59 FHA). Rates from 2.00% to 5.16%, median 3.51%. 25 listings under 3%!
📍 City of Richmond: 16 assumable listings. Rates from 2.56% to 4.61%, median 3.22%.

Even the highest rate in Richmond's assumable listings is well below today's ~7.25% for a new loan.

Heads up: median cash gaps run about $203.5K in Chesterfield and $189K in Richmond. That's where pairing your savings with a second loan comes in, and the blended rate can still beat 7.25%. (Illustrative: 2.75% assumed + 8.25% second ≈ 3.63% blended.)

Listings change daily. Want the current list? Reach out: [email protected] | (804) 587-8388
Free guide: https://realestatewithak.com/ask/cfd73f3c290272e756befdaa31493832

Not a lender. Not financial advice. Estimates only; listings change daily. eXp Realty. Equal Housing Opportunity.

10/23/2026

Three assumable-mortgage myths I hear every week:

❌ "Closing costs are the same as a new loan."
✅ There's no appraisal on the assumed loan, and closing costs are typically lower. FHA has no federal assumption fee; VA has a 0.5% fee that replaces the funding fee.

❌ "Anyone can just take over the loan."
✅ You still qualify with the servicer (income, debt-to-income, credit), and it's underwritten by hand.

❌ "A second loan ruins the deal."
✅ Not necessarily. Most of your debt stays at the low rate. Illustrative: $300,000 at 3.25% + $105,000 at 8.50% ≈ 4.61% blended, compared with 7.25% on a brand-new loan.

Want the honest pros, cons, and pitfalls? Grab the free guide: https://realestatewithak.com/ask/cfd73f3c290272e756befdaa31493832
[email protected] | (804) 587-8388

Not a lender. Not financial advice. Illustrative estimates only. eXp Realty. Equal Housing Opportunity.

10/22/2026

Richmond is launching a program aimed at creating more affordable housing by partnering with local faith-based organizations.

"Assumptions take forever." Not really. Here's a typical timeline:📅 Day 1–5: Seller requests the assumption package from...
10/22/2026

"Assumptions take forever." Not really. Here's a typical timeline:

📅 Day 1–5: Seller requests the assumption package from the servicer; paperwork signed
📅 Day 6–22: Buyer application and documents submitted
📅 Day 23–30: Review and conditional approval
📅 Day 30–42: Conditions cleared, final approval / clear to close
📅 Day 42–50: Closing Disclosure and settlement

Typically about 45–60 days from first contact. Servicers sometimes quote 90, but VA/FHA rules give lenders 45 days to review once documents are complete, which is why organized paperwork matters so much.

The payoff for the patience: keeping a 2–5% rate instead of 7.25%. And if you need a second loan for the cash gap, the blended rate can still come in far lower. (Illustrative: 2.75% + 8.25% second ≈ 3.63% blended.)

Free guide with the full timeline and document checklist: https://realestatewithak.com/ask/cfd73f3c290272e756befdaa31493832
[email protected] | (804) 587-8388

Not a lender. Not financial advice. Illustrative estimates only. eXp Realty. Equal Housing Opportunity.

Saved "only" 10%? Let's do the math, because it may work better than you think. (All numbers illustrative, not a quote.)...
10/21/2026

Saved "only" 10%? Let's do the math, because it may work better than you think. (All numbers illustrative, not a quote.)

🏠 Price: $450,000
🏦 Assumable loan: $300,000 at 3.25%
💵 Cash gap: $150,000
💰 Your savings: $45,000 (10%)
➕ Second loan: $105,000 at 8.50%

New loan at 7.25% on $405,000: about $2,763/mo
Assume + second: about $1,306 + $807 = $2,113/mo
👉 About $650/mo less

Blended rate: ($300K × 3.25% + $105K × 8.50%) ÷ $405K ≈ 4.61%, still well below 7.25%, even with a pricier second loan.

Caveats: 30-year terms used for simplicity (assumed loans keep their remaining term), taxes and insurance not included, and the second loan has its own appraisal and ~1% fee.

Get the full guide: https://realestatewithak.com/ask/cfd73f3c290272e756befdaa31493832
[email protected] | (804) 587-8388

Not a lender. Not financial advice. Illustrative estimates only. eXp Realty. Equal Housing Opportunity.

🔑 JUST SOLD in Chester! 🔑Congratulations to my buyers on their beautiful 3-bed, 3-bath townhome in Chester! It was an ho...
10/21/2026

🔑 JUST SOLD in Chester! 🔑

Congratulations to my buyers on their beautiful 3-bed, 3-bath townhome in Chester! It was an honor to represent you and help you find a home built to last. 🏡✨

Thinking about buying in Chester, Chesterfield, or anywhere in Central Virginia? Rates don't have to keep you on the sidelines. Let's talk.

📞 (804) 587-8388 | 📧 [email protected]



Asif Kabani, eXp Realty. Equal Housing Opportunity.

VA, FHA, USDA: which loans can you actually take over? Here's the cheat sheet:✅ VA loans: assumable by law. You do NOT n...
10/21/2026

VA, FHA, USDA: which loans can you actually take over? Here's the cheat sheet:

✅ VA loans: assumable by law. You do NOT need to be a veteran. (If the buyer doesn't use their own VA entitlement, the seller's entitlement stays tied to the loan.) A 0.5% assumption fee replaces the VA funding fee.
✅ FHA loans: assumable by law for creditworthy buyers who live in the home for at least 12 months.
✅ USDA loans: assumable by law.
❌ Conventional loans: generally not assumable.

Either way, you still qualify with the servicer (income, debt-to-income, credit), and assumptions are underwritten by hand.

Why bother? Taking over a 2–5% loan instead of a 7.25% new one can change your payment a lot. Need to cover a cash gap? Pair savings with a second loan; the blended rate can still sit well below 7.25%. (Illustrative: 3.25% assumed + an 8.50% second ≈ 4.61% blended.)

Free guide: https://realestatewithak.com/ask/cfd73f3c290272e756befdaa31493832
[email protected] | (804) 587-8388

Not a lender. Not financial advice. Illustrative estimates only. eXp Realty. Equal Housing Opportunity.

Let's talk about the number that surprises most buyers looking at assumable homes: the cash gap.The formula is simple: P...
10/20/2026

Let's talk about the number that surprises most buyers looking at assumable homes: the cash gap.

The formula is simple: Purchase price − Assumed loan balance = Cash gap.

Because sellers have been paying down their loans (and homes have gained value), the gap is often bigger than a typical 10–20% down payment. In recent local examples, gaps ran from about $115,000 to $229,000.

That doesn't mean it's out of reach. Three ways to cover it:
1️⃣ Savings
2️⃣ A second loan (it needs a standard appraisal and has a lender fee of about 1%)
3️⃣ Both, blended

Illustrative example: a $350,000 home with a $235,000 balance at 2.75% has a $115,000 gap. With $70,000 saved (20%) and a $45,000 second loan at 8.25%, the blended rate is about 3.63%, versus 7.25% on a new loan.

My free guide breaks it all down: https://realestatewithak.com/ask/cfd73f3c290272e756befdaa31493832
[email protected] | (804) 587-8388

Not a lender. Not financial advice. Illustrative estimates only. eXp Realty. Equal Housing Opportunity.

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6802 Paragon Place
Richmond, VA
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