For years, the rule of homeownership has been simple: sell your house, get a new mortgage, accept whatever interest rate the market gives you. End of story.

But today’s housing market is rewriting that script.

With millions of homeowners locked into ultra-low mortgage rates from 2020–2022, the idea of giving up a 2–3% rate to buy another home at 6–7% feels… painful. For many, it’s the single biggest reason they’re not moving—even when their life circumstances clearly say it’s time.

That’s where the concept of taking your mortgage interest rate with you comes in.

The “Golden Handcuffs” Problem

Low-rate mortgages have become what economists call “golden handcuffs.” You might want to move for a better school district, a different commute, downsizing, upsizing, or simply a change of scenery—but the math keeps stopping you cold.

A homeowner with a $400,000 loan at 2.75% pays roughly:

• $1,633/month (principal & interest)

   

At 6.75%, that same loan jumps to:

• $2,595/month

   

That’s nearly $1,000 more per month for the same loan balance. No wonder people are staying put.

So… Can You Actually Take Your Rate With You?

Sometimes—yes. But it depends on the type of mortgage you have.

1. Assumable Mortgages (The Big One)

Certain loans—most notably FHA, VA, and USDA loans—are assumable. That means a buyer can take over the seller’s existing mortgage, including the interest rate.

In practice, this can work in two powerful ways:

• Buyers get access to a below-market rate.

   

• Sellers can command a premium because their mortgage is so attractive.

   

In some cases, homeowners selling one property and buying another can structure deals that preserve the benefit of their low-rate financing—either directly or indirectly—through assumption strategies.

2. Portability (Rare, but Worth Asking About)

In the U.S., true mortgage “portability” (common in Canada) is rare. Most conventional mortgages don’t allow you to simply move your loan from one property to another.

That said, some lenders offer creative bridge or substitution structures, especially for high-net-worth borrowers or portfolio loans. These aren’t advertised loudly—but they exist.

The key takeaway: If you don’t ask, you won’t know.

3. Rate Buydowns and Hybrid Strategies

While not the same as taking your rate with you, buyers are increasingly using:

• Seller-paid rate buydowns
• Temporary 2-1 buydowns
• Assumptions + second mortgages

When combined smartly, these strategies can replicate the feel of a lower rate—at least during the early years of ownership.

Why This Matters More Than Ever

Housing inventory is tight, affordability is stretched, and mobility is frozen. Any tool that helps people move without detonating their finances matters.

For sellers, a low-rate mortgage can be a hidden asset.
For buyers, it can be a once-in-a-decade opportunity.
For the market as a whole, it’s a pressure valve.

We’re already seeing assumable loans turn average listings into bidding wars—not because of the house itself, but because of the financing attached to it.

What Homeowners Should Do Right Now

If you own a home and might move in the next few years:

1. Check your loan type. FHA, VA, or USDA? You may be sitting on gold.
2. Confirm assumability. Call your servicer and ask directly.
3. Tell your agent. This should be front-and-center in marketing.
4. Think strategically. Your mortgage rate may be more valuable than your granite countertops.

The Bottom Line

You can’t always take your mortgage interest rate with you—but in today’s market, it’s no longer a crazy question. It’s a smart one.

As financing becomes more creative and buyers get more educated, the mortgage itself is becoming part of the negotiation—not just a background detail.

And for homeowners lucky enough to have a great rate?

That rate might just be your most valuable moving asset.

What if You Could Take Your Dream Interest Rate With You?

For years, the unwritten rule of homeownership was simple: when you sell your house, you get a new mortgage, and you have to accept whatever rate the market is offering. End of story!

But today's housing market is starting to tell a different tale.

With so many of us fortunate enough to lock in those amazing, ultra-low mortgage rates between 2020 and 2022, the thought of trading in a sweet 2–3% rate for a 6–7% one just feels… heartbreaking. For a lot of people, this pain is the single biggest thing keeping them from moving—even when they know deep down it’s time for a change.

That’s where this super-helpful idea of taking your low mortgage rate with you comes in!

The "Golden Handcuffs" Headache

Those low-rate mortgages have turned into what some smart folks call "golden handcuffs." You might be dreaming of a better school district, a shorter commute, or just a new neighborhood, but when you look at the numbers, you stop dead in your tracks.

Imagine a homeowner with a $400,000 loan at a fantastic 2.75%. They're paying around:

• $1,633 per month (principal & interest)

Now, imagine that same loan at today’s 6.75% rate. The payment jumps to:

• $2,595 per month

That’s almost $1,000 extra every single month for the exact same loan balance. No wonder everyone is staying put!

So… Is This "Rate Portability" Actually Possible?

Sometimes—and it’s absolutely worth checking! But it all depends on the kind of mortgage you have.

1. Assumable Mortgages (Your Secret Weapon)

Certain loan types—like the ones from FHA, VA, and USDA—are assumable. This is a big deal! It means a new buyer can literally step into the seller’s existing mortgage, interest rate and all.

This creates a fantastic win-win situation:

• Buyers get a massive break by accessing a below-market rate.
• Sellers can ask for a better price on their home because their financing is so incredibly appealing.

In some clever deals, homeowners selling and then buying a new place can even structure things to keep some of the benefit of their old, low-rate financing.

2. True Portability (A Long Shot, but Don't Rule It Out)

In the U.S., the ability to just pick up your loan and move it to a new property (which is common in Canada) is pretty rare. Most standard mortgages won’t let you do this.

However, some lenders do offer creative "bridge" or "substitution" arrangements, especially for high-net-worth clients or special portfolio loans. They aren't shouted from the rooftops, but they are out there!

The bottom line here: If you don’t ask, you’ll never know.

3. Rate Buydowns and Smart Combos

While not the same as taking your rate with you, buyers are increasingly using smart strategies like:

• Having the seller pay for a rate reduction.
• Temporary 2-1 buydowns (a lower rate for the first two years).
• Combining an assumable loan with a second mortgage.

When these are used strategically, they can genuinely make you feel like you have a lower rate, especially during those crucial first few years of homeownership.

Why This Is Such a Hot Topic Now

The housing supply is tight, things feel expensive, and people feel stuck. Any tool that helps people move without blowing up their budget is incredibly valuable.

• For sellers, that low-rate mortgage is a hidden treasure.
• For buyers, it’s a once-in-a-decade chance for a deal.
• For the market, it helps ease the pressure.

We're already seeing listings with assumable loans turning into bidding wars—not because the house is amazing, but because the financing attached to it is!

What You Should Do If You're Thinking of Moving

If a move might be in your future:

1. Check your loan. Is it FHA, VA, or USDA? You might be sitting on gold!
2. Confirm assumability. Call your loan servicer and ask them directly.
3. Talk to your agent. This is a major selling point that should be front and center in your marketing!
4. Think strategically. That amazing mortgage rate might be way more valuable than a kitchen full of granite countertops.

The Final Word

You won't always be able to take your mortgage interest rate with you—but in today's tricky market, it's definitely not a crazy question to ask. It's the smart move.

As financing gets more creative and buyers become more educated, the mortgage itself is quickly becoming part of the main negotiation—not just a background detail.

And for those lucky homeowners who have a great rate? That rate might just be the most valuable thing you own when it’s time to move!