Blog > Who Can Assume Your VA Loan? (Luke AFB Seller Guide)
Who Can Assume Your VA Loan? (Luke AFB Seller Guide)
Got PCS orders while stationed at Luke Air Force Base? You're probably juggling a thousand moving pieces right now — and your home sale shouldn't add to that stress. If you locked in a sweet 3-4% VA loan rate a few years back, you're sitting on something valuable in today's 7% market. Let's talk about how VA loan assumptions work and whether this strategy makes sense for your situation.
✅ VA Loan Assumption Basics (2025–26)
Here's the deal: VA loan assumptions let buyers take over your existing mortgage — rate, balance, and all. When interest rates are sky-high like they are now, that low rate you scored becomes a major selling point. But before you get too excited, let's break down what actually matters:
- Who can assume: Veterans, active military, and yes — even civilians. But here's the catch: civilians need solid credit and income, plus your lender has to give them the thumbs up.
- The paperwork drill: Your lender handles the heavy lifting with VA Form 26-6381. Buyers pay a 0.5% funding fee (unless they're exempt), and you'll need patience — this isn't a quick process.
- Reality check on timing: Plan for 30–60 days minimum. Sometimes longer if the VA gets involved directly. And trust me, when you're racing against PCS deadlines, those extra weeks feel like months.
⚠️ Entitlement Strategy for Sellers
Okay, this is where things get tricky — and where a lot of military sellers get burned. If someone who isn't a veteran assumes your loan, your VA entitlement stays locked up with that property. Translation? You might not be able to use your VA loan benefits at your next duty station.
- ✅ Non-negotiable: Get that release of liability. Without it, you're still on the hook if your buyer stops paying — even years down the road.
- ✅ Double-check qualifications: Make sure buyers can actually afford the loan. Have them sign VA Form 26-10291 to cover your bases.
- ✅ Talk strategy first: Before you agree to let a civilian assume your loan, chat with someone who understands military moves. Your next home purchase depends on it.
📦 Pros and Cons of Allowing a VA Assumption
| Pros | Cons |
|---|---|
| Closes faster than traditional sales (30–60 days) | Your entitlement gets stuck if buyer isn't a veteran |
| Attracts more buyers in high-rate markets | Release of liability is a must-have, not optional |
| Buyers save on closing costs | Large equity gaps can scare off qualified buyers |
📉 Risks Without a Release of Liability
Let me paint you a picture: You PCS to your next base, settle into your new home, and two years later get a call that your old mortgage is in default. Without that release of liability, guess who's still responsible? Yep, that's you. Don't skip this step — ever. Make sure the VA confirms your release in writing before you celebrate that closed sale.
💰 What Happens to Your Equity?
Good news here — you don't lose your equity in an assumption. If your home's worth $450K and you owe $350K, buyers need to bring that $100K difference to the table. They'll either pay cash or get creative with secondary financing. Either way, you walk away with your equity at closing, just like a traditional sale.
📍 Luke AFB Market Insight
The West Valley market around Luke AFB is hot property right now. Between the F-35 training mission bringing in new pilots and families constantly rotating through, demand stays strong. If you bought in Surprise, Goodyear, Litchfield Park, or Glendale with a VA loan between 2020–2022, you're probably sitting pretty with a 3–4% rate that today's buyers would love to assume.
- Current median prices in Surprise: $430K–$455K (and climbing)
- Typical market time: 55–82 days (longer if priced wrong)
- Competition factor: New construction everywhere means buyers have options
🔁 Need a Faster Option?
Look, sometimes the traditional route — even with an assumable loan — just doesn't fit your timeline. Maybe you got short-notice orders, or the thought of showings while packing out makes you want to scream. We get it. That's why we've created alternatives:
- Cash Offer Program – Skip the hassle, close in 7–10 days, done.
- Fix to Sell – Need repairs but no cash? We front the costs, you pay at closing.
- Sell My House Near Luke AFB – Compare all your options in one spot.