MLS Property Search

Surprise & the West Valley

VA Assumable Homes in Surprise & the West Valley

The right home may come with a loan worth keeping. Explore local listings with existing VA financing, then let Todd help you check the loan details and the seller's plans.

Browse HomesAsk Todd About a Home

Start with the home. Compare the rate, upfront funds and timeline.

Illustration of a West Valley home with desert landscaping
Illustrative home. Browse actual property photos in the listings below.
Todd Pooler · The Pooler Group21-year U.S. Army veteranRealty ONE Group(602) 432-3557

The opportunity

An existing loan's terms

An approved assumption transfers the remaining loan balance and its terms to the buyer. An attractive existing rate can make a home worth a closer look.

The numbers

More than the interest rate

Compare the purchase price, remaining balance, funds needed at closing and total monthly housing costs.

The next step

Verify before you commit

Todd helps gather property and seller information. The loan servicer determines the assumption requirements and approval.

Compare the payment and upfront funds

What Could a 3.5% VA Assumption Change?

Compare an illustrative 3.5% assumption with a new loan at an illustrative 6.5%. Both scenarios finance the same amount. Adjust the rates and terms to see how the monthly principal and interest changes.

Real listing price. Illustrative loan terms. This example starts with the $415,000 asking price observed September 25, 2026 for 19929 W Annika Drive, Litchfield Park (MLS #7085248). The home's interest rate, remaining balance, loan term and assumption availability have not been verified. All loan inputs below are examples, not this home's confirmed terms or a current lender quote. Price and availability may change.

Listing courtesy of OfferPad Brokerage, LLC. Property details and current availability are on the listing page.

For the assumption, use the seller's remaining balance.

Funds toward the price, before other costs

$85,000

Purchase price minus loan amount. Both examples use the same contribution toward the price; fees and closing costs can differ.

Illustrative existing VA loan

Assume the Remaining Loan

$1,652.06

Per month · principal & interest only

Illustrative new loan

Start a New Mortgage

$2,085.82

Per month · principal & interest only

In this example, the assumption's monthly principal and interest is $433.76 lower.

Planning illustration using fixed rates and fully amortizing monthly payments. Excludes taxes, insurance, HOA fees, mortgage insurance, funding fees, other closing costs and credits. Interest rate is not APR. Compare repayment terms as well as payments; a lower monthly payment alone does not establish the better overall choice. This is not a loan offer, approval or cash-to-close quote.

Planning a move to Luke AFB? Use the Luke AFB housing-budget guide to compare your complete monthly costs alongside the loan payment.

More places. More options.

Surprise and the Surrounding West Valley

Compare homes across 13 communities. Share your preferred location, price range and home features so Todd can help you build a useful shortlist.

Surprise & nearby

Surprise, Waddell, El Mirage, Youngtown and Wittmann.

North & northeast

Peoria, Glendale, Sun City and Sun City West.

More West Valley communities

Explore homes in Litchfield Park, Goodyear, Avondale and Buckeye.

Some homes are in age-restricted communities. Check occupancy requirements, HOA fees and community rules for each property.

Choose your city and price range →

From browsing to a plan

Four Checks Before You Make an Offer

A good assumption opportunity needs to work as a home purchase, too. Compare the home's condition, location and price with other options before focusing on the loan. The Surprise home buyer guide explains the broader purchase process, from financing through inspections and closing.

A listing that accepts new VA financing does not necessarily have an existing VA loan to assume. This page uses the MLS Current Financing field.

  1. Confirm the seller's plansAsk whether the seller is willing to pursue an assumption and who services the existing loan.
  2. Get the loan detailsRequest the balance, rate, remaining term and payment breakdown. Include taxes, insurance and HOA costs in your budget.
  3. Review funds and timingDiscuss the price-to-balance gap, closing costs, required documents and expected processing time with the servicer.
  4. Address the seller's VA benefitConfirm release of liability and whether substitution of entitlement is part of the transaction.

Clear answers before you buy

VA Loan Assumption Questions

Understand what carries over, what needs approval and which numbers to check.

Ask Todd About a Home →
Are these homes confirmed VA assumption opportunities?

Not yet. These listings report existing VA financing in the MLS. They do not confirm a particular interest rate, loan balance or seller agreement to an assumption. Todd can contact the listing agent to help verify those details.

Do I have to be a veteran to assume a VA loan?

No. A qualified non-veteran may also assume a VA loan. The buyer must meet VA credit and income standards. A seller may prefer an eligible veteran who can substitute sufficient entitlement, so discuss the seller's requirements early.

Will I keep the seller's interest rate and payment?

An assumption generally continues the existing loan's rate and remaining repayment term. Verify whether the loan has a fixed or adjustable rate. Taxes and insurance can change, so the seller's current total payment is not a guarantee of your future housing cost.

How much money will I need upfront?

Start with the agreed price minus the remaining loan balance, then account for closing costs and credits. VA lists a 0.5% funding fee for assumptions, unless an exemption applies. Ask the servicer for a written estimate of all applicable fees. Assuming a VA loan does not automatically mean no money is needed at closing.

How long does a VA loan assumption take?

Timing depends on the servicer, the completeness of the application and any additional approvals. Ask for the document checklist and current processing estimate before setting a closing date. A buyer's preapproval for a new mortgage does not replace assumption approval.

What happens to the seller's VA entitlement?

Release of liability and restoration of entitlement are separate issues. Entitlement generally remains tied to the loan unless an eligible veteran with sufficient entitlement completes an approved substitution. Sellers should confirm both with their servicer before agreeing to an assumption.

Can I narrow the search or ask about another home?

Yes. Use Customize My Search to adjust city, price and features while keeping Current Financing set to VA. You can also send Todd any listing link, address or MLS number and ask him to check the existing loan information.

Official VA resources: Assumptions & seller entitlement (PDF) · Funding fees & closing costs · VA homebuyer's guide (PDF)

Local guidance. A practical next step.

Found a Home? Let's Check the Details.

Send Todd the address or MLS number, your target budget and moving timeline. He can ask the listing agent about the existing loan and seller's plans, then help you decide whether to take a closer look.

Todd Pooler · 21-year U.S. Army veteran · REALTOR®, Realty ONE Group

Surprise & West Valley Homes with Existing VA Loans

$415,000
3 Beds ⋅ 2 Baths ⋅ 7085248 MLS ⋅ 1,568 SqFt.
Beautifully appointed single-story home in Canyon Views, built in 2022 and offering approximately 1,568 sq ft of thoughtfully designed living space. The open-concept floor plan features a stylish kitchen with gas range, spacious primary suite with walk-in closet with dual sinks, and energy-efficient construction. Step outside to beautifully manicured front and backyard spaces. Enjoy desirable community amenities including walking trails, playgrounds and sports courts. Ideally located near shopping, dining, entertainment and major roadways. A move-in-ready home with modern style and effortless living.

19929 W Annika Drive, Litchfield Park
$894,990
4 Beds ⋅ 4 Baths ⋅ 7085178 MLS ⋅ 3,253 SqFt.
Seller will provide a credit towards a rate buydown and closing costs with preferred lender. Ask us how to save thousands over the life of your loan. Saddleback is a new collection of single-family homes in Peoria, AZ. Enjoy exclusive amenities such as a clubhouse, spa-inspired swimming pool, and playground as well as convenient access to endless outdoor recreation. This home comes fully equipped with all brand-new stainless steel kitchen appliances. A copy of the public report is available on the ADRE's website.

13143 W Sand Flower Drive, Peoria
$623,000
5 Beds ⋅ 3 Baths ⋅ 7084542 MLS ⋅ 3,071 SqFt.
Tucked into Sonoran Mountain Ranch with mountain views on the horizon, this light, bright & immaculate home with a charming front porch feels calm the moment you walk in. 5 bedrooms give everyone room to spread out, with a downstairs bedroom + full bath that is perfect for guests or multi-gen living. French doors close off a private den for quiet workdays. The home chef will love the stainless appliances, gas range & double wall ovens + a big island, a walk-in pantry & abundance of cabinets, all open to the family room. The bathrooms have been remodeled & the flooring is updated. Out back, enjoy a sparkling pool, green grass & no rear neighbors. Garage cabinets + extended driveway. Stroll the community trails & parks, then reach Lake Pleasant + 303 in minutes. Appraised above list price!

29339 N 67th Avenue, Peoria
$539,000
4 Beds ⋅ 2 Baths ⋅ 7084184 MLS ⋅ 1,695 SqFt.
The moment you arrive you'll notice the inviting curb appeal & expanded paver driveway. This home has a modern design & quality finishes in a highly sought-after area. The heart of this home is the gourmet kitchen featuring quartz countertops, oversized island, stainless steel appliances, wall oven, built-in microwave, gas cooktop w/chimney hood, tile backsplash, under-cabinet lighting, soft-close shaker cabinets & reverse osmosis. Spacious great room w/ large glass door for lots of natural light. Split primary bedroom w/ walk-in closet & spa-like bathroom w/ tiled super shower & 2 sinks. 10' ceilings. 8' doors. Wood-look tile planks in all the right places. Water softener. Tankless water heater. Smart Home. Assumable VA loan at 4.99%. Located minutes from top-rated schools, popular shopping & dining destinations, scenic desert trails... This home offers the best of North Peoria living, blending peaceful neighborhood charm with everyday convenience. This home truly checks all the boxes.

21635 N 102nd Avenue, Peoria
$439,000
2 Beds ⋅ 2 Baths ⋅ 7084068 MLS ⋅ 1,532 SqFt.
This 2-bedroom, 2 baths, den home with lots of upgrades is located in popular active 55+ gated community. Home features a custom Iron door openable rain glass window with a screen. The open concept great room, to the left, den/exercise room to the right. Continue through to large dining area and gorgeous updated kitchen with breakfast bar, 6 burner JennAir gas stove and built in desk area with loads of cabinets and a skylight. Out the double doors to the extended covered patio, gorgeous south facing backyard with stacked stone waterfall, retractable awning, artificial turf! Owner suite with 2 closets, double sinks, updated lighted mirror, walk in shower and water closet, attached TV, and double doors access the back patio and yard. Second bath with walk in shower, large guest room! Laundry room with full size stackable washer/dryer, cabinets and access to the attached garage. A beautifully updated, home with Plantation shutters throughout, high end fan in family room, Ring doorbell and much more!! EZ Go Golf cart with new Lithium could be gifted to the buyer with a solid offer. Much of the high-end furniture can be negotiated outside escrow.

17959 W Deneen Way, Surprise
$440,000
3 Beds ⋅ 3 Baths ⋅ 7083725 MLS ⋅ 2,871 SqFt.
Across from a neighborhood park and walking distance to Tartesso Elementary School, this move-in ready 4-bedroom, 2.5-bath home offers a welcoming front living/dining room, a separate family room that opens to the eat-in kitchen, and an upstairs loft/flex space for added versatility. The kitchen impresses with stainless appliances, granite countertops, a center island, and a peninsula with breakfast bar, plus convenient access to the dining room. Designed for entertaining, the backyard features a sparkling pool, extensive paver decking, artificial turf perfect for kids and pets, and a large covered patio, while the side yard includes a dedicated dog run. All bedrooms are upstairs, including a spacious primary suite with double-door entry, vaulted ceilings, an en-suite bath offering a dual- sink vanity, separate tub and shower, and an expansive walk-in closet with direct access to the upstairs laundry room equipped with upper and lower cabinets. Additional highlights include a 3-car tandem garage with epoxy floors, built-in cabinetry, and a service door leading to the backyard.

29788 W Indianola Avenue, Buckeye
$760,000
4 Beds ⋅ 3 Baths ⋅ 7083337 MLS ⋅ 2,399 SqFt.
Bring your RV, your toys, and your plans for the weekend! Located in gated, RV-friendly Sedella, this beautifully upgraded home offers a large RV gate, an extended driveway, and a five-car garage. One garage space is a 14-by-30-foot ''man cave'' with ceiling storage racks and TV and cable hookups. Both garage areas have mini-split heating and cooling. The backyard is ready to enjoy, with a custom pool featuring three water features, a Baja step, and an in-pool sitting area with a table. Entertain around the outdoor kitchen with sink, relax beneath one of two pergolas, or enjoy the patio with sun shades, landscape lighting, and artificial grass. Inside, wood plank tile, plantation shutters, fresh neutral paint, and remote-controlled shades on all three sliding doors add comfort and st The kitchen features stainless steel appliances, an upgraded backsplash, and soft-close drawers. A newer HVAC system installed in May 2024 includes a new air handler, whole-home filter, and UV air scrubber. With room for the things you love and a backyard built for making memories, this Sedella home is ready for its next chapter.

18335 W Wolf Street, Goodyear
$386,000
3 Beds ⋅ 3 Baths ⋅ 7083135 MLS ⋅ 2,509 SqFt.
Clean and affordable 3 bed 2 bath home with tile floors, open kitchen layout, and new air conditioners! Downstairs you'll find upon walking in a spacious sitting room and living room split with an open kitchen layout including granite counters, stained cabinets, and stainless steel appliances. Upstairs you have a large loft, a huge primary bedroom with ensuite bath, dual sinks, and separate shower and tub as well as a large walk-in closet. There are 2 other guest bedrooms and a guest bathroom upstairs as well as the laundry room. Outside there is a covered travertine patio with drop down shades and some grass for kids or pets to play in. The neighborhood is really nice with several nice green spaces and community parks to play in!

17086 N 184th Drive, Surprise
$378,500
2 Beds ⋅ 2 Baths ⋅ 7083008 MLS ⋅ 1,881 SqFt.
BEAUTIFUL HOME IN EXCELLENT SUN CITY LOCATION! OPEN & INVITING FLOOR PLAN. SPACIOUS KITCHEN FEATURES BREAKFAST BAR, RECESSED LIGHTING, STAINLESS STEEL APPLIANCES, CORIAN COUNTERTOPS, & WOOD CABINETS. FORMAL DINING ROOM. OFFICE W/ DOUBLE DRS COULD BE USED AS A 3RD BR. PRIMARY SUITE W/ SEP. EXIT & TILED SHOWER. TILE FLOORING IN ALL OF THE RIGHT PLACES. HVAC-'20, WATER HEATER-'26, CARPET-'26. PLANTATION SHUTTERS, DUAL PANE WINDOWS, CEILING FANS, & SECURITY DRS. POPCORN CEILINGS REMOVED THROUGHTOUT. VANITES REPLACED IN BOTH BATHS TOO. INSIDE LAUNDRY ROOM W/ WASHER/DRYER & SINK. 2 CAR GARAGE W/ ATTACHED CABINETS, PLUS, RV GATE! FRENCH DR. W/ DOOR LIGHTS TO INVITING SOUTHERN EXPOSURE BACKYARD W/ COVERED PATIO, OPEN PATIO, & BLOCK FENCING. A MUST SEE!

9615 W Willowbrook Drive, Sun City
$499,000
2 Beds ⋅ 2 Baths ⋅ 7082878 MLS ⋅ 1,361 SqFt.
COMPLETELY UPDATED WITH OWNED SOLAR in Trilogy at Vistancia! Enjoy the benefit of solar with no solar lease, loan or assumption, an especially valuable feature during Arizona's high-demand summer cooling months. This beautifully refreshed 2-bedroom, 2-bath home offers approximately 1,361 sq. ft. of move-in-ready living with an open, light-filled floor plan and extensive updates throughout. The remodeled kitchen features white cabinetry, granite countertops, a farmhouse-style sink, contemporary backsplash, stainless steel appliances and a distinctive curved island overlooking the main living area. Tile flooring runs throughout the home, complemented by fresh neutral paint, upgraded baseboards, modern lighting, ceiling fans, window coverings and updated interior hardware. Both bathrooms have been refreshed with updated fixtures and finishes, including an inviting primary suite with private bath and walk-in closet. Additional improvements include exterior paint and Gemstone permanent exterior lighting. Enjoy the covered patio and easy-care Arizona landscaping, then take advantage of the exceptional Trilogy at Vistancia lifestyle with resort-style pools, an indoor lap pool, fitness and recreation facilities, social spaces, dining, golf and an extensive calendar of activities. Also worth considering as a seasonal or long-term rental opportunity, subject to Trilogy at Vistancia HOA requirements. The resort-style setting, extensive amenities and strong winter-season appeal may offer an attractive option for buyers seeking both personal use and potential rental income. Owned solar, extensive updates and resort-style Trilogy living make this Rivas an exceptional move-in-ready opportunity.

12798 W Spur Drive, Peoria
$430,000
2 Beds ⋅ 2 Baths ⋅ 7081982 MLS ⋅ 1,574 SqFt.
Awsome fully furnished home. Move in ready. Just bring your P J's. Beautiful back yard and Covered Patio. Home is nicely furnished. It has 2 master suites and nice big living room and dining area. Nice comm pool, tennis, racketball, courts. Beautiful 2 Golf courses. Seller is related to listing agent.

18764 N 89th Lane, Peoria
$1,125,000
5 Beds ⋅ 4 Baths ⋅ 7081821 MLS ⋅ 3,419 SqFt.
GORGEOUS CONTEMPORARY OPEN CONCEPT HOME IN RV FRIENDLY GATED COMMUNITY W/ A NEW POOL AND BREATHTAKINGLY MATICULOUSLY PROFESSIONALLY FINISHED BACKYARD W/ SUNKEN PAIO, FOUNTAIN, RAISED GARDENS, OVERSIZED SHED, GAS BBQ BUILT IN MINI FRIDGE AND MORE. KITCHEN IS THE HEART OF THE HOME W/ MASSIVELY OVERSIZED KITCHEN ISLAND AND DOUBLE OVENS. 3 CAR GARAGE W/ COBBLESTONE DRIVEWAYS AND TONS OF PARKING INCLUDING REAR ACCESS THROUGH EASILY ACCESSED RV GATE. MULTIPLE PARKS, BASKETBALL COURTS, VOLLEYBALL THROUGHOUT THE COMMUNITY. OVERSIZED PRIMARY SUITE W/ SPA LIKE BATHROOM FEATURING SOAKING TUB AND SHOWER FOR 2. SEPERATE LIVING AREA W/ BARN DOOR INCLUDES BONUS LIVING ROOM AND 3 ADDITIONAL BEDROOMS AND FULL BATH. 5TH BEDROOM ALSO IN ITS OWN AREA. HIGH CEILINGS 10/11/12.SHOPPING FREEWAY ACCESS NEAR 303 10

4428 N 185th Avenue, Goodyear
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