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3M Employees and the Hidden Housing Opportunity: Understanding Assumable Mortgages in a Higher-Rate Market

“Assumable mortgages can occasionally create opportunities in a higher-rate environment, but 3M employees approaching retirement should evaluate how housing decisions fit into their broader financial picture before making a move,” – Wesley Boudreaux, a representative of The Retirement Group, a division of Wealth Enhancement.

“During periods of higher mortgage rates, assumable mortgages can become part of the conversation, but 3M employees nearing retirement may benefit from viewing housing choices within the context of long-term income planning, health care costs, and overall retirement readiness,” – Patrick Ray, a representative of The Retirement Group, a division of Wealth Enhancement.

In this article, we will discuss:

How assumable mortgages work and why they are being discussed more often in today’s higher interest rate environment.
The eligibility requirements, limitations, and financial considerations involved in transferring an existing mortgage.
How housing decisions may connect to broader retirement planning considerations for 3M employees.

By Wealth Enhancement's Neva Bradley, CFP®

Many Baby Boomers who built long careers with companies like 3M love their homes but quietly recognize that they may no longer need as much space. Once the nest empties, the four-bedroom house that once held children, pets, and holiday gatherings can begin to feel oversized.

At the same time, many younger families are searching for larger homes that better meet their needs. This housing dynamic may set the stage for the use of assumable mortgages, an arrangement that allows a homebuyer to take over the seller's existing mortgage.

3M employees approaching retirement could benefit from this strategy, particularly for those who may have locked in historically low mortgage rates, like that those prevailed in 2020 and 2021. During that period, 30-year fixed mortgage rates briefly dropped below 3%, and many homeowners obtained loans below 4%. ¹

In today’s higher rate environment, sellers could arguably use the leverage of an assumable mortgage to secure a higher purchase price on their homes in exchange for allowing the buyer to take on a mortgage at rates lower than current market averages.

What Is an Assumable Mortgage?

An assumable mortgage allows a buyer to take over the seller’s existing loan rather than obtaining a new mortgage. If the lender approves the transaction, the buyer may take on the loan’s existing interest rate, remaining balance, and repayment terms, something that could benefit 3M employees who obtained home loans during a lower rate period.

Instead of obtaining a new mortgage at current rates, a qualified buyer could potentially assume a homeowner’s mortgage that originated during the pandemic-era housing market at a rate near 2.75% or 3%. This feature sometimes becomes relevant when 3M homeowners evaluate potential selling strategies.

However, this is only possible if the buyer meets the lender’s qualification requirements and the mortgage itself allows assumption. In many cases, the lender still reviews the buyer’s credit profile and financial standing, which may influence the practicality of this option for 3M employees.

Loans That May Be Eligible

Not every mortgage can be assumed. Government-backed loans often allow assumptions, including:

- FHA loans

- VA loans

- USDA loans

Conventional loans backed by Fannie Mae or Freddie Mac typically do not allow assumptions, although certain adjustable-rate mortgage structures may permit limited forms of assumption depending on the loan terms. This distinction can matter for 3M retirees evaluating potential buyers.

Even when a mortgage is assumable, the buyer generally must still qualify with the lender or loan servicer. Credit review and financial verification are normally required before an assumption is approved, something 3M employees should understand when exploring this strategy.

An Important Detail: Seller Liability Release

One of the most significant—and sometimes misunderstood—aspects of mortgage assumptions is the release of liability.

If the lender does not formally release the seller from responsibility, the seller may remain legally liable for the mortgage even after the loan has been transferred to the buyer. This detail can be important for homeowners considering this type of transaction.

If the buyer later defaults and the seller was not properly released, the seller could still face financial consequences related to the loan. For that reason, lender approval and proper documentation are essential parts of the process for 3M employees considering an assumable mortgage sale.

The Reality of the Down Payment

One practical challenge with assumable mortgages is home equity.

Home values have increased significantly over time. For example, if a home originally purchased for $500,000 is now worth $700,000 and the remaining mortgage balance is $420,000, the buyer must pay the difference between the home’s price and the remaining loan balance. This type of equity gap may be something 3M employees encounter when selling a property.

That difference may require:

- A significant cash down payment

- A second mortgage to cover the remaining amount

This can create challenges for buyers, particularly first-time buyers, which may influence how sellers structure potential transactions.

Additional Factors to Consider

Several other factors can affect how practical an assumable mortgage strategy may be.

Approval Timelines

Certain mortgage programs include timelines for evaluating assumption requests. For example, some FHA and VA guidelines outline how quickly lenders should review completed applications, though actual timelines may vary for buyers interested in properties owned by 3M retirees.

Delinquency Restrictions

Many mortgage programs require the loan to be current—or brought current during the transaction—before the assumption can be approved. This requirement may apply to properties owned by 3M employees considering a sale.

VA Loan Eligibility

With VA loans, the original borrower’s VA entitlement may remain attached to the property unless it is properly substituted. This detail could affect the seller’s ability to use VA benefits for a future home purchase, something that may matter for some 3M employees who are veterans.

Fees

Assumable mortgages may include administrative or transfer fees charged by the lender or loan servicer. While these costs may be lower than those associated with originating a new loan, they still need to be considered by buyers and sellers.

Second Mortgage Considerations

If the buyer needs a second loan to cover the difference between the purchase price and the assumable balance, coordinating with multiple lenders may make the transaction more complex. This situation occasionally arises when 3M employees have accumulated significant equity in their home.

Retirement Planning and Housing Decisions

Housing decisions often connect to broader financial planning considerations.

For individuals approaching retirement, downsizing may involve more than simply reducing square footage. Factors such as cash flow, liquidity, investment allocation, taxes, and long-term planning often become part of the conversation for long-tenured 3M employees preparing for retirement.

At The Retirement Group , housing decisions are frequently reviewed alongside:

- Retirement income planning

- Tax considerations

- Health care planning

- Estate planning

- Long-term portfolio management strategies

For many households, a home represents one of their largest financial assets. Decisions about downsizing, selling, or financing a future home purchase can play an important role in retirement planning for 3M employees.

Thinking About Moving?

If downsizing is part of your retirement considerations, it may help to review your full financial picture before making a decision.

The Retirement Group often discusses housing decisions with individuals and families within the context of broader retirement planning.

To learn more about how housing decisions may fit into your overall retirement strategy, you can speak with a member of The Retirement Group at (800) 900-5867 .

Downsizing is not only a real estate decision—it can also become an important element of long-term financial planning.

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Sources:

1. Federal Reserve Bank of Philadelphia. ' The Pandemic Mortgage Boom ,' by Natalie Newton, James Vickery. Q3/Q4 2022.

2. Freddie Mac. Market Watch: Housing Trends Report . Freddie Mac Single-Family Division, 2022, p. 17. https://sf.freddiemac.com/docs/pdf/other/market-watch-housing-trends_rrs22.pdf.

3. United States, Department of Veterans Affairs, Veterans Benefits Administration. Circular 26-23-10: VA Loan Assumption Updates . 22 May 2023, p. 1. https://www.benefits.va.gov/HOMELOANS/documents/circulars/26-23-10.pdf.

4. United States, Department of Agriculture, Rural Development. HB-1-3555 Single Family Housing Guaranteed Loan Program Technical Handbook . USDA Rural Development, rev. 14 Apr. 2025, pp. 17-14–17-15. https://www.rd.usda.gov/media/file/download/hb-1-3555-consolidated.pdf.

5. Stucki, Barbara R., Jane Tavares, and Marc A. Cohen. Using Home Equity to Sustain Cash Flow for Aging in Place . National Council on Aging, Apr. 2021, pp. 3, 5, 7, 21, 27. https://assets.ncoa.org/ffacfe7d-10b6-0083-2632-604077fd4eca/3c1dd0cf-08a8-46ed-812c-5a56fdf6ded4/2021-NCOA_Home%20Equity-Report%20TWO_5-5.pdf .

Given the recent decision by 3M to freeze its pension plans for non-union employees effective December 31, 2028, how should employees prepare for this significant change? What resources and strategies can they explore to ensure they are financially secure during retirement, considering the shift from traditional pension benefits at 3M to 401(k) plans?

Preparation for Pension Freeze at 3M: As 3M plans to freeze its pension plans for non-union employees by the end of 2028, employees should begin by assessing their current pension benefits and understanding how much they will have accrued by the freeze date. It's advisable for employees to consult financial advisors to discuss alternative retirement savings strategies, such as IRAs or other investment vehicles. Additionally, employees should take advantage of the company's matching contributions to 401(k) plans and consider increasing their contributions to maximize their retirement savings.

With 3M transitioning from a pension-based retirement system to a 401(k) structure, what implications does this have for employee contributions and investment options? How can 3M employees utilize the flexibility offered by 401(k) plans to align with their individual retirement goals, and what specific considerations should they keep in mind when selecting investments?

Implications for Employee Contributions at 3M: With 3M transitioning to a 401(k) model, employees will have more control over their retirement investments. This shift means that employees need to be more proactive in selecting investment options that align with their retirement goals. Employees should consider factors like risk tolerance, time horizon, and financial goals when selecting investments. Utilizing tools and resources offered by 3M, such as financial planning services and investment education workshops, can help employees make informed decisions.

How will the freeze on accrual of pension benefits affect the retirement planning process for employees who have been with 3M for many years compared to newer employees? What unique challenges might long-term employees face as they transition from relying on defined benefits to managing their retirement accounts through 3M?

Impact on Long-term vs. New Employees: Long-term 3M employees who have accrued significant pension benefits might find the transition challenging as they shift from a defined benefit to a defined contribution plan. These employees should review their projected pension payouts and consider additional savings or investment strategies to cover any shortfalls. Newer employees might be less affected as they have less accrued in the pension plan and potentially more time to adjust their savings strategies in the 401(k) plan.

What educational resources are available through 3M to assist employees in understanding their retirement plan options following the pension freeze? How can employees leverage these resources to make informed decisions about their future and ensure that they understand the differences between the pension plan and their new 401(k) options?

Educational Resources at 3M: 3M is likely to offer a range of educational resources to help employees understand their new retirement plan options. Employees should look out for seminars, webinars, and one-on-one counseling opportunities that can provide guidance on navigating the changes. The HR department at 3M will also be a valuable resource for accessing personalized advice and detailed explanations of the differences between the old pension plans and the new 401(k) options.

In light of the recent changes to 3M's pension structure, what steps can employees take to maximize their retirement savings over the next five years before the freeze takes effect? What savings strategies are recommended for 3M employees to ensure that they are adequately prepared for retirement given this significant policy change?

How does the decision by 3M to move to a 401(k) retirement model reflect broader trends in the corporate world regarding pension plans? What are the potential benefits and drawbacks of this shift from both the companyâ€™s and the employeesâ€™ perspectives, and how can employees navigate this changing landscape?

Broader Trends in Pension Plans: 3M's decision reflects a broader trend in the corporate world where companies are shifting from defined benefit pension plans to defined contribution plans like 401(k)s. This shift allows companies to reduce the volatility of pension liabilities on their balance sheets and provides employees with potentially higher returns on their retirement savings, albeit with higher risks. Employees need to become more financially literate to navigate this landscape effectively.

What mechanisms does 3M have in place to provide ongoing communication and support regarding the changes to the pension plan? How can employees at 3M stay informed about updates and optimally utilize company meetings or counseling sessions to address their retirement concerns?

Ongoing Communication and Support at 3M: 3M is expected to provide ongoing communication and support to employees regarding the pension changes. Regular updates, FAQs, and dedicated channels for raising concerns, such as HR hotlines or dedicated email addresses, will be crucial. Attending scheduled meetings and participating in counseling sessions can help employees stay informed and prepare adequately for the future.

As the pension plans at 3M are frozen, what options do employees have if they are uncertain about their retirement strategy? How can 3M's HR department assist employees in evaluating their current financial situations and developing customized retirement plans?

Options for Uncertain Employees: For employees uncertain about their retirement strategy post-pension freeze, 3M's HR department can provide significant assistance. HR can offer tools for financial modeling and planning, assist in setting up meetings with financial planners, and provide detailed comparisons of various retirement strategies. Employees should actively seek out these resources and engage with HR to build a personalized retirement plan.

How will the freeze of pension plans impact the overall financial stability of 3M retirees, and what considerations should current employees keep in mind as they anticipate retirement? How does this shift align with 3Mâ€™s commitment to employee welfare and long-term planning for their staff?

Impact on Financial Stability of Retirees: The freeze of the pension plans at 3M could impact the financial stability of retirees, especially those close to retirement who have less time to adjust their savings strategies. Employees should review their anticipated income from the pension plan and assess any potential shortfalls. Diversifying investments and seeking ways to generate additional income during retirement can help mitigate the impact of the pension freeze.

If employees at 3M wish to engage with the company's Human Resources department to gain clarity on the new pension and retirement policy implementations, what is the most effective way to reach out? How can 3M staff gain access to additional support and resources related to their retirement options?

Engaging with HR for Clarity: Employees seeking clarity on the new pension and retirement policies at 3M should reach out to the HR department effectively. Utilizing company-provided channels such as HR portals, direct emails, or scheduled office hours can facilitate better understanding and access to resources. Engaging in open dialogues during HR-led sessions or through direct consultations can help employees gain the necessary support and guidance.