Listings really are bigger in Texas

In our quest to bring assumable deals to more real estate professionals and their clients, we’re pleased to announce that we’re launching a partnership with LERA MLS in San Antonio. Assumable loans are the most scalable way to bring below-market interest rates to consumers, and now brokers and agents have full visibility into these great deals hiding in plain sight.

So many listings

Like all things real estate, location matters when it comes to assumable listings. Home to numerous Air Force and Army bases, San Antonio is awash in VA loans, and all VA loans are assumable by veterans and non-veterans alike.

On a normal broker site or portal, you would be lucky to find a hundred assumable loans. At the time of writing (end of March 2026), there are nearly 1,500 assumable loans on the market in San Antonio. A full 8–10% of all active listings are typically assumable any given day, and RetroRate gives you a rich data analysis layer to determine deal quality.

You get a Promotion

We’re also launching Promoted and RetroRate Verified listings to help listing agents better market their homes with assumable loans. The concept is simple:

We start by giving every listing agent in LERA a free promoted listing if they discuss the assumable loan in the public remarks. We do this because talking about the assumable loan is the easiest and most effective way to draw attention to a listing. This is just good hygiene, like brushing your teeth after eating a plate of nachos, and we want as many consumers as possible to know about these deals because it’s the right thing to do.

RetroRate also offers a paid verification service for agents who want more prominent branding and featured placement. For a small fee, we work with the loan servicer and the listing agent to verify loan details, get the process started, and gather initial buyer requirements. This ensures you’re ready to go once an assumable offer arrives.

If you discuss what you’ve done in private agent-only remarks, you can also signal to other agents that you’ve done your homework.

Sending me signals

Traditionally, there really aren’t that many different ways to market your assumable listing. You have:

1. Proposed Terms: there’s usually an MLS field, sometimes called “Listing Terms” which was largely meant to capture whether a seller would accept an assumable offer as a financing term, rather than if the home had an assumable loan at all.
2. Public Remarks: the number one way to draw attention to your listing in a world of high interest rates and picky buyers. Keep it to the facts about the listing. Something like “Seller’s 2.5% VA loan may be assumable for qualified buyers.”
3. Private Remarks: This is where you get to show your work. If you’ve used RetroRate’s verification service, include all of the confirmed loan details here so other agents know you’re serious about offers.

But why does it matter? We looked at a full year of transactions for assumable loan patterns, and the results were striking. Assumable listings that don’t signal in any of these three ways essentially never closed as an assumption. This makes sense, if assumable loans are nearly impossible to discover, and you don’t talk about them, of course it’s unlikely to close as one.

However, you close as an assumable differently if you start to market it:

1. Add 1 signal: close as an assumable 1 out of 15 times.
2. Add 2 signals: close as an assumable 1 out of 6 times.
3. Add 3 signals: close as an assumable greater than 1 out of 4 times!

In other words, you are 200 times more likely to close as an assumption by leveraging the few marketing levers you have.

Helping the communities you work in

Closing as an assumption means you’ve saved your buyers tens of thousands of dollars every year. In aggregate, with RetroRate’s 5x improvement of loan detectability, for every 200 additional assumptions, you’ve just saved the buyers in your community $1M in interest savings.

That’s a big listing indeed.

Thank you to the team at RetroRate and LERA MLS for the hard work on this incredible launch. I’d love to hear from you — drop me a line at andy@retrorate.com.