RetroRate

Assumable loan software for real estate pros. Find the loan, verify it, and market it. Don't get a new loan. Assume a better one.

[RetroRate @GetRetroRate]

Three new things at RetroRate:
1) Pre-Listing Check: run an address before it lists, on any home, nationwide.
2) Broker Dashboard: every assumable listing in your office, on one screen.
3) New listing page: assumable loan vs. a new one, on the same cash to close.

https://t.co/slFWiroOLV

[Greg Fischer @gregofisch]

Newest paid and verified listing on @GetRetroRate today. Nice work specifying that non-veterans are welcome to the loan assumption. This is an ideal config, low down big savings to list price.

[RetroRate @GetRetroRate]

@gregofisch For those that want to go deeper, here’s everything you ever wanted to know about who can assume and under what circumstances! https://t.co/1fgN5O0stj

[RetroRate @GetRetroRate]

Real Estate Has Spent Years Standardizing Data. Now What?

https://t.co/Z07YytvVZs

Our latest blog recaps the RESO Fall 2026 Conference, with insights on MLS data licensing in the age AI, integration workflows, and emerging standards.

@RESOStandards

[RetroRate @GetRetroRate]

Pending home sales just hit the lowest level since NAR started tracking in 2001. NAR's economist says buyers and sellers may be holding back until rates move. Stop waiting for the Fed! About 120k homes for sale -right now- come with an FHA or VA loan a buyer can take over, often under 4%.

https://t.co/nDYXhpOJTk

[RetroRate @GetRetroRate]

According to @realtordotcom, a buyer with a $2,000 monthly budget has lost more than $22,000 of buying power since late August. Meanwhile about 1,600 San Antonio homes for sale right now come with an FHA or VA loan a buyer can take over. Those loans average about 4.6%, per our data.

Our San Antonio numbers: https://t.co/EssgQJwnIz

Realtor report: https://t.co/xuWXbGql0G

[RetroRate @GetRetroRate]

Mortgage rates fell about a quarter point this week, per Mortgage News Daily. Still near 7.4%. Some homes already come with a lower rate, since FHA and VA loans can pass to the next buyer at the seller's rate. How far would rates have to fall before you'd stop waiting?

https://t.co/5eyYo5m3Od, cc: @MG_MBS

[RetroRate @GetRetroRate]

Rates are holding at 7.63% this week, per @HousingWire, and most buyers are waiting for them to fall. At the same time, about one in ten homes for sale with a mortgage has an FHA or VA loan a buyer can take over, often under 4%. RetroRate is shining a bright spotlight on this great deals hiding in plain sight.

Download our Chrome extension to see assumable loans on your favorite sites. Agents, work with us to win more listings and market your homes properly.

https://t.co/rQ3lpxh1KS

https://t.co/QTjL4Vwx2C

[RetroRate @GetRetroRate]

@gregofisch @elevatemls One of the reasons we authored the RESO standard around assumable loans (appearing in RESO v2.2), so this can move out of the shadows and into everyday transactions. It's too important to overlook.

[Greg Fischer @gregofisch]

Great MLS policy update from @elevatemls out of Colorado Springs.

Agents need to be able to advertise assumable loans & interest rates in public remarks + dedicated fields.

“Existing VA loan at 2.75% may be assumable by qualified buyers, subject to lender approval.”

#RESO

[RetroRate @GetRetroRate]

Redfin's September pending sales and cancellation numbers: https://t.co/THtJMTtJFU

[RetroRate @GetRetroRate]

Ouch. Buyers canceled 14.5% of home purchase contracts in September, a record outside spring 2020, per @Redfin. About one in ten homes for sale with a mortgage has an FHA or VA loan a buyer can take over at the seller's rate. Agents, how many of your lost deals died over the rate and payment?

[RetroRate @GetRetroRate]

The MBA now expects 30-year rates around 7% or higher through 2027. Roughly half of homeowners are locked in at 4% or below. If that loan is FHA or VA, a qualified buyer can take it over at the original rate. Stop waiting for the Fed. Many of those rates are already for sale!

[RetroRate @GetRetroRate]

Mortgage rates just hit 7.4%, the highest in about three years. About one in ten homes for sale with a mortgage comes with an FHA or VA loan the buyer can take over at the seller's rate, often under 4%. If a 3% loan came with the house, how much more would you pay for it (if at all?)

[Lance Lambert @NewsLambert]

Sub 7.50%

The average 30-year fixed mortgage rate today: 7.48%

Same day last year: 6.38%

-----------------
10-year Treasury yield today: 5.26%
Spread today: 222 bps

[Greg Fischer @gregofisch]

There are a few dozen assumable listings for sale just down the street from the @RESOStandards conference.

Thousands of active listings have assumable loans along Colorado’s Front Range. Hardly any remarks mention it. Optional.

But we show all of them @GetRetroRate

#RESO

[RetroRate @GetRetroRate]

FHA purchase applications fell 6% last week. Those are some of the buyers getting squeezed hardest by the recent spike in interest rates (7.5%+)!

What you don't hear people talking about is that FHA and VA loans are assumable. About one in ten homes for sale with a mortgage already comes with an assumable loan, at a rate nobody can get today. Buyers that are being priced out could take over the seller's loan, often at rates in the sub 4% or 3% range. Honestly, anything better than the market rate is a deal.

The biggest downside is usually that a buyer has to cover the seller's equity. But for a lot of buyers, the math still works out. A bigger problem is that nobody can see these loans. They don't appear on real estate sites like @Redfin, @zillow or even @Compass, and most agents don't know they're there.

At RetroRate, we're working hard to shine a bright spotlight on these deals so buyers can get into the home of their dreams, and sellers can actually sell again.

[Greg Fischer @gregofisch]

Some best use cases for our API are for flows that happen before a listing goes live; like in homeowner dashboards, valuation displays, CMA, and beyond. About 1 in 10 homes have an assumable loan.

[Matt Graham @MG_MBS]

When you see headlines, tweets, etc. in the coming hours regarding mortgage rates moving up to 7.37% today, that will be because I'm about to update our rate index to 7.37%.

Yes, Freddie Mac released their number today as well, and it's 7.03%, but may as well be gif of Steven Tyler belting out "dream on!"

Freddie's weekly survey is a Wednesday through Wednesday 5-day average of rates that's reported on Thursday. It also doesn't account for the prevalence of upfront points/buydowns (which are increasingly prevalent in this market).

Our rate index accounts for points and is immune from some of the pitfalls that plague other rate metrics.

(If you're typing an angry reply about rates being lower than I say, read this paragraph twice): This DOES NOT mean you couldn't see a rate quote in the high 6% range today. Many lenders will find ways to quote something under 7% today, but in those cases, it will involve more upfront cost than the apples-to-apples vanilla rate quote for a top-tier 30yr fixed scenario over the years.

What is that scenario? It's basically ideal: 25% down, 780+ FICO, owner occupied, purchase, single-family residence. Anything else would be higher. You can read as much as we're willing to share about our methodology here: https://t.co/OWigL8L6mI

You can see a chart of how our daily index compares to Freddie and MBA over the years here:
https://t.co/pcjWEhdxxg (note: depending on when you click this, today's entry may not be reflected yet as I'm writing this tweet before updating the index).

No one does the work we do to nail this math every single day and no one has done anything remotely comparable for remotely as long. Those who know me know I rarely toot my own horn, and that's not even the goal here as I would be sharing this info whether I was the guy in charge or just a mortgage pro who knows what's up (incidentally, if you're one of those mortgage pros, jump in the comments and hit me up if you managed to read this far).

I'm sharing this because we're about to see the mortgage rate conversation explode even more than it has in recent days, and before everyone starts arguing about what rates really are or quoting my work without attribution, I figured I'd give myself a quick shout out to get ahead of it and to make sure everyone knows to point an laugh if anyone tries to tell you "rates are almost up to 7%" because the last day that was true was September 9th.

[Logan Mohtashami @LoganMohtashami]

2023 spreads gets you to 8.59% The House Trade 😏