We Buy Houses & Assume Mortgages in Sonoma, CA

Do you have a mortgage on your Sonoma property and need to sell quickly? We specialize in a powerful real estate strategy called "Subject To" financing—where we purchase your property and legally take over your existing mortgage payments. This means you can sell your home fast without waiting for a traditional buyer to get financing, and without the hassle of paying off your entire mortgage at closing.

Our team has helped hundreds of property owners throughout Sonoma and Sonoma County sell their properties quickly by assuming their existing mortgages. Whether you have an FHA loan, VA loan, conventional mortgage, or any other type of financing, we have the expertise and legal specialists to structure a deal that works for everyone involved. Best of all, you get your cash, avoid foreclosure, and walk away from a property that may be costing you money every month.

The traditional real estate market can be slow, expensive, and unpredictable. Our assumable mortgage buying program offers you a fast, simple alternative that puts cash in your pocket quickly while we legally take over the responsibility of your mortgage payments. No bank approval needed, no waiting for buyer financing to fall through, and no costly repairs or agent commissions eating into your proceeds.

What is Subject To Financing?

Let's explain exactly what "Subject To" financing means and how it benefits you as a property owner in Sonoma. This is a completely legal real estate transaction strategy that's been used by investors and real estate professionals for decades.

When we buy your property "Subject To" the existing mortgage, we're purchasing your property and taking over your monthly mortgage payments—but the loan remains in your name until it's paid off or refinanced. You transfer ownership of the property to us via a deed, and we begin making the mortgage payments on your behalf. You receive cash for your equity (the difference between what your property is worth and what you owe), and you're relieved of the burden of making those monthly payments.

This is completely different from a traditional sale where the buyer has to get their own financing and your mortgage must be paid off at closing. With our program, we work around your existing financing rather than replacing it. This means we can close much faster—often in as little as 7-14 days—because we're not waiting for bank approvals or new loan underwriting.

The beauty of this strategy is that it works with virtually any type of mortgage you currently have on your Sonoma property. FHA loans, VA loans, conventional mortgages, USDA loans, portfolio loans from local banks, even hard money loans—our legal specialists know how to structure Subject To transactions for all mortgage types. We've successfully assumed mortgages from every major lender operating in Sonoma, and we understand the legal protections and documentation needed to make these transactions completely above board and beneficial for everyone involved.

Many property owners don't even realize this option exists. They think their only choice is to list with a real estate agent and wait months for a traditional buyer, or to let the property go into foreclosure if they can't afford the payments. Subject To financing through our company gives you a third option—a fast, legal way to sell your property and move on with your life without the stress and uncertainty of the traditional market.

How We Help Property Owners in Sonoma

Our team provides a complete solution for property owners in Sonoma who need to sell quickly or who have challenging mortgage situations that make traditional sales difficult. Here's exactly how we help:

Immediate Relief from Monthly Payments: The moment we close on your property, we begin making the mortgage payments. You're immediately relieved of that financial burden. If you've been struggling to make payments, facing possible foreclosure, or simply don't want the property anymore, this immediate relief can be life-changing.

Fast Cash Closing: Unlike traditional buyers who need 30-60 days (or longer) to secure financing, we can typically close in 7-14 days. We pay cash for your equity at closing, so you walk away with money in your pocket. The amount depends on your property's value and your remaining mortgage balance, but we always structure deals that are fair and beneficial for property owners.

No Repairs or Renovations Required: We buy properties in any condition throughout Sonoma County. Your property needs major repairs? Foundation issues? Outdated kitchen? Roof problems? Doesn't matter to us. We'll assume your mortgage and buy your property exactly as-is, saving you thousands in repair costs and months of hassle.

Avoid Foreclosure: If you're behind on payments and facing foreclosure in Sonoma, our Subject To program can save your credit. We can often work with your lender to bring the loan current as part of our purchase, stopping foreclosure proceedings and preventing long-term damage to your credit score.

No Real Estate Commissions: When you work with us, there are no real estate agent commissions—typically 5-6% of your sale price. That money stays in your pocket instead of going to agents and brokers. On a $400,000 property, that's $20,000-$24,000 you get to keep.

Confidential and Professional Service: We understand that selling your property can be a sensitive matter. Maybe you're going through a divorce, dealing with an inheritance you don't want, relocating for work, or facing financial difficulties. We handle every transaction with complete professionalism and confidentiality. Your situation is safe with our experienced team.

Full Legal Protection: We work with real estate attorneys and closing specialists throughout Sonoma County who ensure every transaction is properly documented and legally sound. You'll have complete protection and peace of mind knowing the deal is structured correctly.

Benefits of Our Program

Choosing our Subject To mortgage assumption service for your Sonoma property offers numerous advantages over traditional sale methods:

Speed: Traditional sales take 3-6 months on average from listing to closing. Our process typically takes 7-14 days from initial contact to you receiving your cash. If you need to sell quickly—job relocation, financial emergency, divorce, inherited property you don't want—speed matters tremendously.

Certainty: With traditional buyers, deals fall through constantly. Financing gets denied, inspections reveal issues, buyers get cold feet. With us, once we agree to buy your property and assume your mortgage, the deal moves forward. We don't back out, we don't renegotiate at the last minute, and we don't need bank approval to buy your property.

Flexibility: We can structure creative solutions that work for your specific situation. Need to stay in the property for 30-60 days after closing? We can work that out. Want to keep certain fixtures or appliances? No problem. Have a tenant with a lease? We'll honor it. Traditional buyers and their agents typically won't offer this kind of flexibility.

Credit Protection: If you're behind on payments or at risk of foreclosure, our assumption program can protect your credit. Instead of a foreclosure on your credit report (which destroys your credit for 7 years), you'll have a clean sale. This protects your financial future and your ability to buy another property when you're ready.

No Showings or Open Houses: Selling traditionally means constant showings, keeping your house immaculate, and strangers walking through your property for months. With our program, we make one visit to see the property, make you an offer, and that's it. No parade of looky-loos disrupting your life.

Any Property Type: We buy single-family homes, multi-family properties, condos, townhomes, mobile homes, land with mortgages on it, commercial properties—anything in Sonoma with a mortgage we can assume. Other buyers are picky; we're not.

Keep Your Dignity: Financial difficulties happen to good people. Maybe you overextended yourself, lost a job, had medical bills pile up, or went through a divorce. Whatever your situation, we treat you with respect and dignity. There's no judgment, just solutions.

Step-by-Step: How It Works

Here's exactly how our Subject To mortgage assumption process works for your Sonoma property. We've refined this system to be as simple and fast as possible:

Step 1: Initial Contact (Day 1)

You reach out to us through our website form or by calling (530) 488-4242. We'll ask you some basic questions about your property: address, current condition, how much you owe on your mortgage, monthly payment amount, and your timeline for selling. This conversation takes about 10-15 minutes and is completely no-pressure and no-obligation.

Step 2: Property Evaluation (Days 1-3)

We'll schedule a time to visit your Sonoma property—usually within 24-48 hours of your initial contact. Our team will conduct a walk-through to assess the property's condition, size, layout, and overall value. This isn't a stressful inspection like with traditional buyers. We're not looking for reasons to reduce our offer or back out. We just need to see the property to understand what we're buying.

Step 3: Offer Presentation (Days 2-4)

Within 24 hours of seeing your property, we'll present you with a written offer. This offer will clearly detail: the purchase price, how much cash you'll receive at closing (your equity minus any agreed-upon closing costs), when we can close, and the terms of the Subject To arrangement. We'll explain exactly how the mortgage assumption will work and answer all your questions.

Step 4: Mortgage Verification (Days 3-5)

If you accept our offer, we'll request documentation about your current mortgage: recent mortgage statement, original loan documents if you have them, and your lender's contact information. Our team will verify the loan details, confirm the balance, and check for any liens or issues with the title. We handle all of this research—you just provide the basic documents.

Step 5: Legal Documentation (Days 5-10)

Our real estate attorneys and closing specialists will prepare all necessary legal documents. This includes the deed transfer, Subject To mortgage agreement, authorization for us to make payments to your lender, disclosures required by Sonoma law, and any other paperwork needed to protect both parties. You'll have a chance to review everything before signing, and we encourage you to have your own attorney review the documents if you wish.

Step 6: Closing (Days 7-14)

We'll schedule a closing at a title company or attorney's office in Sonoma. You'll sign the necessary documents, we'll hand you a check for your equity, and ownership of the property transfers to us. From that day forward, we're responsible for all mortgage payments, property taxes, insurance, and maintenance. You walk away free and clear.

Step 7: Post-Closing (Ongoing)

After closing, we immediately begin making your mortgage payments on time, every month. The loan remains in your name, but you have no financial responsibility for it. We maintain complete transparency—if you want verification that payments are being made, we're happy to provide it. Many of our sellers appreciate this peace of mind, especially in the first few months.

The entire process typically takes 7-14 days from start to finish. If you have an urgent situation—foreclosure auction scheduled, sudden job relocation, family emergency—we can often close even faster. We've completed Subject To purchases in as little as 5 days when necessary.

We Assume ANY Type of Mortgage in Sonoma

One of the biggest advantages of our Subject To program is that we can assume virtually any type of mortgage on your Sonoma property. While traditional buyers are limited to certain loan programs, our team has the expertise to work with every major mortgage type:

Conventional Mortgages: Even though most conventional loans have a "due on sale" clause, we can still structure Subject To purchases with these mortgages. Our legal team knows how to properly document these transactions to minimize risk. We've successfully assumed hundreds of conventional mortgages from every major lender, including Bank of America, Wells Fargo, Chase, Quicken Loans, and dozens of smaller lenders.

FHA Loans: Federal Housing Administration loans are actually designed to be assumable, which makes them perfect for our program. If you have an FHA loan on your Sonoma property—especially if you got it a few years ago at a low interest rate—this is exactly the type of mortgage we love to assume. The process is straightforward, and FHA lenders are accustomed to assumption transactions.

VA Loans: Veterans Affairs loans offer some of the best interest rates and terms available, and they're fully assumable. If you're a veteran or active service member with a VA loan, we can assume your mortgage while keeping your great rate intact. We understand the special considerations with VA loans, including the potential impact on your VA entitlement, and we can discuss options to protect your benefits.

USDA Loans: United States Department of Agriculture loans for rural and suburban properties are also assumable. If your Sonoma property has USDA financing, we can take over those payments. These loans often have great rates and terms, making them attractive for our assumption program.

Adjustable Rate Mortgages (ARMs): Whether you have a 5/1 ARM, 7/1 ARM, or any other adjustable rate product, we can assume these mortgages. We understand how the rate adjustments work and factor that into our purchase offer.

Portfolio Loans: Some smaller banks and credit unions keep loans "in portfolio" rather than selling them to Fannie Mae or Freddie Mac. These portfolio loans often have unique terms, but our team has experience assuming them. If your mortgage is with a local or regional lender in Sonoma, we can work with it.

Hard Money and Private Loans: Have a high-interest hard money loan or private financing from an individual investor? We can assume these too. In fact, if you're stuck with an expensive hard money loan and can't refinance, our assumption program might be your best solution.

Second Mortgages and HELOCs: If you have a second mortgage or Home Equity Line of Credit in addition to your first mortgage, we can structure deals that address both loans. Sometimes we assume both, sometimes we pay off the second and assume the first—it depends on your specific situation and what makes the most financial sense.

Reverse Mortgages: Even if you have a reverse mortgage on your Sonoma property, we might be able to help. These situations are more complex, but our specialists have handled them before. If you inherited a property with a reverse mortgage or you're the original borrower who needs to move, give us a call.

The bottom line is this: regardless of what type of loan you have on your property, we probably have a solution. Our team of mortgage specialists, real estate attorneys, and transaction coordinators has collectively assumed thousands of mortgages across every loan type imaginable. When you contact us about your Sonoma property, don't worry about what kind of mortgage you have—just tell us your situation and we'll figure out the rest.

Legal Structure & Protection

The legal structure of Subject To transactions is crucial, and this is where many inexperienced investors and property buyers make mistakes. We don't take shortcuts or use questionable methods. Our Sonoma Subject To purchases are structured by experienced real estate attorneys who ensure complete legal compliance and protection for everyone involved.

How We Legally Structure the Transaction

When we buy your property Subject To the existing mortgage, we're using a legal strategy that involves several key documents and protections. Here's what our attorneys prepare:

Special Warranty Deed or Grant Deed: This legal document transfers ownership of your property from you to us (or to our LLC or company entity). You're signing over the deed, which gives us full legal ownership of the property. This is recorded with the county recorder in Sonoma County, making the ownership transfer part of public record.

Subject To Mortgage Agreement: This document explicitly states that we're purchasing the property subject to the existing mortgage. It details the loan information, confirms that we're aware of the existing lien, and outlines our agreement to make the mortgage payments going forward. This protects both you and us by clearly defining the terms.

Authorization to Release Information: We'll have you sign a document authorizing your mortgage lender to speak with us about the loan. This allows us to verify the balance, payment amount, and loan terms. It also lets us contact the lender if any issues arise with the loan in the future.

Indemnification Agreement: This legal document states that we're taking full financial responsibility for the mortgage payments. If we fail to make payments, this agreement makes clear that we're liable, not you. However, because the loan remains in your name, you could still be impacted if we defaulted—which is why our track record and financial stability matters.

Disclosure Documents: We provide complete written disclosure explaining how Subject To financing works, the risks involved (primarily that the lender could call the loan due if they discover the transfer), and your rights in the transaction. California law requires specific disclosures for these types of transactions, and we follow all state regulations meticulously.

Insurance Assignment: We'll obtain property insurance in our name but may add you as an additional insured party to protect your interests until the loan is paid off. This ensures the property is properly protected and the lender's collateral (the property) remains insured.

Property Tax Responsibility: The deed transfer includes clear language about who's responsible for property taxes going forward. Spoiler: it's us. We make sure all taxes are paid on time because we know unpaid taxes can lead to tax liens and foreclosure, which would harm both of us.

Due on Sale Clause Considerations

The elephant in the room with Subject To transactions is the "due on sale" clause that exists in most mortgages. This clause technically allows the lender to demand full payment of the loan if the property ownership changes. Here's the reality based on our experience throughout Sonoma and Sonoma County:

Lenders rarely invoke this clause unless they have a compelling reason to do so. They're in the business of collecting mortgage payments, not foreclosing on properties. As long as payments are made on time every month, most lenders don't care who's making them. We've completed hundreds of Subject To purchases, and we've never had a lender call a loan due solely because of ownership transfer.

That said, our legal team structures transactions to minimize the chances of the lender even becoming aware of the transfer. We don't notify lenders of the ownership change (there's no legal requirement to do so), payments continue flowing smoothly from our accounts, and insurance remains in place. From the lender's perspective, nothing has changed except who's sending the check each month.

Working with Specialized Legal Professionals

We work with a network of real estate attorneys throughout Sonoma County who specialize in creative real estate transactions. These aren't general practice attorneys—they're specialists who understand Subject To financing, land trusts, LLC protections, and the specific laws governing real estate in California. When you sell to us, you have the option to have your own attorney review all documents before signing. We actually encourage this. We want you to feel completely comfortable and protected.

Title Company Involvement

Every one of our Sonoma purchases goes through a reputable title company. They conduct a title search to ensure there are no unknown liens or claims against your property, they prepare the deed, they hold funds in escrow, and they facilitate the closing. Using a professional title company provides an additional layer of security and ensures all paperwork is filed correctly with the county.

Ongoing Compliance and Payment Verification

After closing, we maintain detailed records of every mortgage payment we make on your behalf. If you ever want verification that payments are current (maybe you're applying for credit and want to show the mortgage is being paid on time), we can provide documentation. We take our obligation to make these payments seriously because our entire business model depends on our reputation and integrity.

The legal structure we use for Subject To transactions has been refined over years of experience and dozens of attorney consultations. It's not something we cobbled together from an internet forum or a YouTube video. It's a sophisticated, legally sound approach that protects both parties and minimizes risk. When you work with our team in Sonoma, you're working with true professionals who understand both the legal and practical aspects of mortgage assumptions.

Frequently Asked Questions

Common Situations We Help With

Our Subject To mortgage assumption program works especially well for property owners in specific situations. If any of these describe your circumstances in Sonoma, we can probably help:

Facing Foreclosure: If you're behind on mortgage payments and foreclosure proceedings have started, time is critical. Traditional sales take months—time you don't have. We can close fast enough to stop foreclosure, bring your loan current, and save your credit from the devastating impact of foreclosure.

Job Relocation: Got a job offer across the country or need to relocate for family reasons? You can't wait months for a traditional buyer. We can close in days, letting you move on with your life without the stress of maintaining two properties or making payments on a house you don't live in.

Inherited Property: Maybe you inherited your parents' house or a relative's property in Sonoma County. You don't want to be a landlord, you don't want to invest money in repairs, and you definitely don't want to deal with a months-long traditional sale process. We buy inherited properties regularly, handling all the probate complexities if needed.

Divorce Situation: Going through a divorce is stressful enough without fighting over who's responsible for the house payments. We can buy the property quickly, assume the mortgage, and split the proceeds according to your divorce agreement. One quick sale and you can both move forward.

Upside Down on Mortgage: If you owe more than your property is worth (underwater/negative equity), traditional sales are nearly impossible unless you bring cash to closing. Depending on how far underwater you are, we might be able to structure a deal that still works. Even if we can't pay you cash at closing, we can at least relieve you of the payment burden.

Rental Property Headaches: Being a landlord isn't for everyone. Bad tenants, constant repairs, late-night emergency calls, vacancies eating your cash flow—if you're tired of the landlord life, we can buy your Sonoma rental property and assume the mortgage. We'll even take over with existing tenants in place.

Property in Disrepair: Your property needs a new roof, has foundation cracks, has water damage, or requires major renovations you can't afford? Traditional buyers will demand repairs or negotiate your price down to nothing. We buy as-is, no repairs required, and we'll still assume your mortgage.

Financial Hardship: Lost your job? Medical bills piling up? Business failure? Life throws curveballs, and sometimes the house becomes a burden you can't afford. There's no shame in that—it happens to good people. We can help you exit gracefully, protect your credit, and move into a more affordable situation.

Retired and Downsizing: Maybe you're retired and your Sonoma home is too big, too expensive, or too much work to maintain. You want something smaller or want to move closer to family. Our quick-close program gets you out of your house and into your next phase of life without months of waiting.

Multiple Properties: Real estate investors sometimes get overextended or need to liquidate properties quickly. If you have multiple properties throughout Sonoma County and need to sell several quickly, we can potentially buy multiple properties from you, assuming all the mortgages in one comprehensive transaction.

These are just some of the common situations where our Subject To assumption program provides the perfect solution. Your situation might be unique—maybe a combination of several factors, or something we haven't listed here. That's fine. Tell us your situation when you call (530) 488-4242 or fill out our form. We've probably encountered something similar before and we'll find a solution that works for you.

Ready to Sell? Let's Talk

If you own property in Sonoma and need to sell quickly, or if you're facing a challenging situation that makes traditional sales difficult or impossible, our Subject To mortgage assumption program might be exactly what you need.

We've built our entire business around buying properties fast by assuming existing mortgages. This isn't a side business or something we occasionally do—it's our specialty and core competency. Our team includes real estate professionals, transaction coordinators, attorneys, and financial specialists who work together to close deals quickly and smoothly.

The first step is incredibly simple: reach out to us. Call us at (530) 488-4242 or fill out the quick form on this page. Tell us about your property, your mortgage situation, and your timeline. Within 24 hours, we'll give you feedback on whether our program makes sense for your situation. If it does, we'll schedule a property visit and present you with a written offer within days.

You're under absolutely zero obligation when you contact us. We won't pressure you, won't charge you any fees, and won't waste your time if we can't help. Our goal is to provide a valuable service to property owners in Sonoma who need fast, creative solutions.

Many property owners contact us as a last resort—they're facing foreclosure, drowning in payments they can't afford, or dealing with family emergencies. By the time they reach out, they're stressed, scared, and worried about their financial future. Our job is to relieve that stress by providing a clear path forward. Within days, you can be free of the property, have cash in your pocket, and move on with your life.

Other property owners contact us proactively. They're smart enough to realize that traditional real estate sales aren't their only option. They understand that sometimes speed and certainty are more valuable than squeezing out every last dollar. They'd rather close in two weeks and know the deal is done than list with an agent, wait months, and hope a traditional buyer's financing doesn't fall through at the last minute.

Whatever category you fall into, we're here to help. Our Subject To mortgage assumption program has helped hundreds of Sonoma County property owners solve their real estate challenges quickly and legally. We have the experience, the financial resources, the legal expertise, and the track record to give you confidence that your deal will close as promised.

Don't let your property become a financial anchor dragging you down. Don't wait until foreclosure proceedings start or you're months behind on payments. And don't assume traditional real estate sales are your only option. Our team is standing by to discuss your specific situation and provide you with a fast, fair solution.

Take 60 seconds right now to call (530) 488-4242 or fill out our form. Tell us about your Sonoma property and let's explore whether assuming your mortgage makes sense for your situation. There's no risk, no obligation, and no pressure—just a conversation with experienced professionals who might be able to solve your problem faster than you ever imagined possible.

The sooner you reach out, the sooner we can help. Let's start the conversation today.