Subject-to and mortgage assumption are related concepts but they’re not the same thing. Here’s a clear explanation of both for Las Vegas homeowners navigating these options in 2026.
Mortgage Assumption: The Traditional Version
A formal mortgage assumption means the buyer applies to take over your loan — with lender approval. The lender evaluates the new buyer’s creditworthiness and may change the loan terms. Once approved, your name comes off the loan. This protects you completely but requires lender cooperation (which they often refuse, especially for below-market-rate loans).
Subject-To: The Practical Alternative
A subject-to purchase skips lender approval. The deed transfers to the buyer, who takes over payments, but your name stays on the loan until the buyer refinances or sells. It’s faster, requires no lender cooperation, but carries the due-on-sale risk described above.
FHA and VA Loans: Special Cases
FHA and VA loans are actually assumable — the lender cannot prevent assumption if the new buyer qualifies. If you have an FHA or VA loan, a formal assumption may be possible and removes your name from the loan entirely. This is worth exploring before defaulting to subject-to.
Which Makes Sense for You?
If you have an FHA/VA loan and time to go through the lender’s approval process, explore formal assumption. If you have a conventional loan and need to move fast, subject-to is the practical path. Call (877) 800-3187 and we’ll walk through your specific loan situation.