VA loan
1 of 93
VA loan
$1,925,000 SIGNIN

Sign in to see required down payment for the 5.125% rate

12 Ranch Brk, Boerne, TX 78015

5 beds · 5 baths · 5,338 sqft

Concierge

Get a free consultation call with an expert in the mortgage assumption process.

This is Twelve Ranch Brook, a 2021 American Institute of Building Design (AIBD) American Residential Design Award (ARDA) Winner in the Custom Homes category. Designed to bring the outside in, this modern transitional single-story home is a spectacular blend of form and function carefully positioned on a prime 2.07-acre lot in the tranquil Stone Creek Ranch community. The home was originally designed as a Parade of Homes project by an experienced architect and professional interior designer and completed by a luxury custom home builder in 2022. Showcasing a warm and inviting 5 bedroom/4.5 bathroom design, the home boasts more than 100 windows bathing the rooms with an abundance of natural light and park-like views overlooking 50+ heritage, legacy, and standard oak trees. Just steps away from the clubhouse with a fitness center, playground, pool, and relaxing lazy river, the property offers plenty of land to add a detached garage and/or a backyard guest quarters and a custom-designed pool that would complete a multi-generational family estate. Construction was monitored daily by its current and caring original owner, ensuring no detail was spared or overlooked. Built to withstand the test of time, the home was crafted with industrial steel and 2x6 framing, striking Lueders stone and stucco exterior, spray foam insulation, standing seam metal roof, extensive electrical and low voltage pre-wiring upgrades (whole home audio, video, data, security, home automation, and electric shade wiring), 1,000 gal propane tank, 400 amp electric service, 4 HVAC systems, 9" white oak plank and herringbone floors, 1.75" solid core interior doors, and custom iron exterior doors including a showstopping 12'x10' glass-walled entrance. Luxury selections and upgrades are evident in the high end finish-out of the home. Opulent lighting fixtures, flooring, tile, countertops, gas-lit copper front porch lamp, and custom cabinetry all compliment the home's modern beauty and award-winning special character. Arrive home to an oversized 3-car garage with dedicated high amperage circuit for electric car charging and plumbing connections for a pet/utility sink, central water softener, and reverse osmosis water system. Cook in a professional-grade kitchen open to the heart of the home featuring an expansive Wolf 60" gas range, convection steam oven, microwave, warming drawer, SubZero Pro Series refrigerator, stainless pot filler, and soaring custom vent hood cabinet all provisioned by a large walk-through pantry that connects the butler's pantry to the wet bar with high-quality dual beverage dispenser. Clean up with a top-of-the-line dishwasher, faucet, and unique 42" stainless steel sink. Entertain in the acoustically-designed media/game room and relax with family and friends by the 6' linear fireplace in the spacious living room under a unique steel beam/tongue and groove wood-paneled ceiling that flows to the large covered patio with connections for an outdoor kitchen. Relax in the private and spacious primary wing of the home with an elegant bathroom suite featuring a double marble vanity and flooring, volcanic limestone freestanding tub, and luxury plumbing fixtures with matching dual rain shower pipes all experienced under light emanating from clerestory windows within the grand towering cupola above. Minutes from downtown Boerne and La Cantera shopping and entertainment, subject to Kendall County taxes, and within the renowned Boerne school district, schedule a showing to see all that Twelve Ranch Brook has to offer as your future forever home.

Estimated
Seller's interest rate
5.125%
7%
Estimated
Monthly payment

$10,702
$12,534
You may also save up to $595,273 in total interest paid.

Learn about how it works

Why Roam


Gap financing to lower your down payment

Unlock down payments as low as 5% – only with Roam

5x the likelihood your offer is accepted

If a purchase takes longer than 45 days, we’ll cover the seller’s mortgage until you close

Close faster and stress-free

We close 2x faster because of our deep experience and lender relationships

Rates and payments are estimates based on public records.

Financials
Seller’s estimated current equity is SIGNIN
To assume this mortgage you must cover the seller’s equity by using your cash or by combining your cash with gap financing.
Estimated $12,534 monthly payment

Financed
SIGNIN
Location
Use two fingers to move the map
Loan details
Loan type
VA
Rate
5.125%
Remaining term
27 yrs and 1 mo
Remaining balance

Source: Public records

Monthly payment

All values shown are estimated costs / mo.

Total
$10,702
Principal & interest
$8,886
Mortgage insurance
-
Property taxes
$11
Home insurance
$1,652
HOA fees
$152
Utilities
Not included

Source: Public records

Home details
Size
5,338 sqft
Lot size
2.07 acres
Year built
2022
Type
Single Family Residence
HOA dues
$152.86

Source: SABOR #1852595

Qualify

To qualify, you must meet the current FHA or VA loan requirements depending on the type of loan you are assuming. This typically means a minimum credit score of 580, although most lenders prefer 620-640. Your debt-to-income ratio should be under the 50%. Additional information such as employment history, explanations of income for each applicant, and asset verification for a down payment may be needed to process the loan.

FHA (Federal Housing Administration) loans

FHA loans require the buyer to assume the mortgage as a primary residence.

VA (Veteran's Affairs) loans

You don't have to be a veteran to assume a VA loan. However, not all veterans are willing to let a non veteran assume their mortgage. Roam confirms the seller's willingness prior to you making an offer.

Investors

You may be able to assume a VA mortgage as an investor without it being your primary residence.

Resources
Frequently asked questions

Roam is your trusted partner for affordable home ownership. We help manage the assumption process from start to finish, enabling homebuyers to easily purchase their next home with a low-interest rate mortgage attached.

An assumable mortgage is a type of home loan that allows a homebuyer to take over the existing mortgage terms from the seller, with no cost to the seller. Many government-backed loans, such as FHA and VA loans, are eligible for assumption, and millions of these mortgages are available.

When interest rates on mortgages are high, assuming a mortgage with a rate as low as 2% allows buyers to save up to thousands monthly compared to buying a home with a traditional mortgage at today’s average rates of 7%. A low-rate assumable mortgage could be the key to finding your dream home at an affordable price.

Roam has compiled available listings with low-rate assumable mortgages for you to browse. To get started, enter the city, state, zip code, or school district you’re interested in purchasing in. Utilize the search filters to narrow down your search. Click “Save search” to save your search preferences and activate listing notifications—we’ll email you as soon as new listings match your criteria.

Once you’ve found your dream home and ready to make an offer, schedule a call with a Roam Advisor directly from the listing. Your Roam Advisor will guide you through each step of the process, while also working directly with your agent, the servicer, and the seller to ensure you close on time.

To qualify, you must meet the current FHA, VA, or USDA loan requirements depending on the type of loan you are assuming. This typically means a minimum credit score of 620, although most lenders prefer 620-640. Your debt-to-income ratio should be under the 50% max under FHA guidelines. Additional information such as employment history, explanations of income for each applicant, and asset verification for a down payment may be needed to process the loan.

View all FAQs
Last updated: May 06, 2025 01:10 pm
Listing agent: Halvin Gahm
Listing provided courtesy of: Keller Williams Boerne (830) 816-3500
Details provided by SABOR and may not match the public record.
MLS ID: #1852595
The data relating to real estate for sale on this website comes in part from the Internet Data exchange (IDX) program of the San Antonio Board of REALTORS®. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Real estate listings held by brokerage firms other than Everystate, are indicated by detailed information about them such as the name of the listing firms. Information deemed reliable but not guaranteed. Copyright © 2025 San Antonio Board of REALTORS®. All Rights Reserved.
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$10,702
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