2.98% FHA
$218,400
$1,290/mo
2309 Carter Ct
Caldwell, ID
3 bd2 ba1,211 sqft
Idaho · Statewide
Keep the rate.
Buy the home in Idaho.
535 assumable homes for sale in Idaho, with locked rates from 2.25%. Take over the seller’s existing FHA, VA, or USDA loan instead of financing at today’s 7.2%.
Median assumable rate
4.88%
vs 7.2% market
$529/mo saved
Median locked rate
4.88%
Across 535 assumable listings
Typical monthly savings
$529
On a $439,900 home vs 7.2%
Certified listings
0
Loan terms confirmed with the listing agent
Loan types
FHA · VA
Government-backed loans are assumable by law
Verified in Idaho
Homes with a rate worth keeping
3.06% FHA
$409,990
$1,787/mo
1855 Sparrow Hawk Ave
Kuna, ID
4 bd3 ba1,600 sqft
2.77% VA
$705,000
$2,862/mo
12291 Essex Way
Nampa, ID
5 bd4 ba3,597 sqft
2.84% FHA
$459,000
$1,743/mo
11761 Tidewater St
Caldwell, ID
4 bd3 ba2,609 sqft
2.87% FHA
$424,900
$1,608/mo
1997 Gull Cove Pl
Meridian, ID
3 bd2 ba1,421 sqft
2.87% VA
$394,900
$1,485/mo
1225 Sw Rolling Hills Ave
Mountain Home, ID
4 bd2 ba1,747 sqft
Inventory snapshot
What’s assumable in Idaho right now
Live counts from the MLS feeds we index for Idaho. Updated September 2026.
- Active listings
- 535
- Certified / verified
- 0
- Lowest rate
- 2.25%
- Median rate
- 4.88%
- Median list price
- $439,900
- Median cash to assume
- $142,293
Listings by locked rate
- Under 4%223 homes
- 4% – 5%44 homes
- 5% – 6%36 homes
- 6% and up218 homes
Listings by loan type
- FHA307 homesmedian 5.41%
- VA228 homesmedian 3.87%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
By neighborhood
Assumable homes by Idaho ZIP code
- 83301
40 assumable homes · median 5.22%
median $398,950
- 83647
38 assumable homes · median 5.37%
median $389,500
- 83642
28 assumable homes · median 4.17%
median $577,350
- 83646
28 assumable homes · median 4.12%
median $491,995
- 83686
28 assumable homes · median 6.43%
median $462,500
- 83709
26 assumable homes · median 3.96%
median $520,000
- 83501
23 assumable homes · median 4.47%
median $350,000
- 83634
23 assumable homes · median 4.39%
median $444,500
Across Idaho
Assumable homes by Idaho city
Run your numbers
The cost of waiting in Idaho.
A 7.2% new loan against an assumable one at 4.88%, same balance, 30 years.
You keep every month
$525/mo
Over a year$6,305
Monthly payment, side by side
7.2% vs 4.88%
How an assumption works
Three steps. One lower payment.
You’re not applying for a new mortgage. You’re stepping into one that already exists, at the rate it was written.
- 01
Find a locked rate
Every listing here carries an existing FHA, VA, or USDA loan you can take over. Filter by rate, payment, or down payment.
- 02
Qualify with the servicer
You apply with the current lender, not a new one. Our team handles the paperwork and the timeline.
- 03
Close and keep the rate
The seller’s balance, rate, and remaining term become yours. No points, no rate shopping, no reset to 30 years.
Questions
Assuming a mortgage in Idaho
Numbers below come from current Idaho inventory and update as listings change.
- How many assumable homes are for sale in Idaho?
- As of September 2026, UMe tracks 535 active assumable listings in Idaho. Inventory refreshes from the MLS throughout the day, so the map may show slightly different counts.
- What types of assumable loans are available in Idaho?
- Current Idaho inventory breaks down as FHA (307, median 5.41%) and VA (228, median 3.87%). FHA, VA, and USDA mortgages are assumable by law, which is why they make up nearly all assumable listings. Conventional loans usually carry a due-on-sale clause and cannot be assumed. You do not need to be a veteran to assume a VA loan, though the seller's entitlement stays tied up unless you substitute your own.
- What is the lowest assumable mortgage rate in Idaho right now?
- The lowest rate on an active Idaho assumable listing is 2.25%, and the median across all 535 listings is 4.88%. 223 listings are under 4% and 267 are under 5%, compared with roughly 7.2% for a new 30-year loan today.
- How much can I save with a mortgage assumption in Idaho?
- Across current Idaho listings, the median principal-and-interest payment on the assumable loan is $1,743 per month versus $2,273 for the same balance at today's rates, a difference of about $529 every month, or $6,349 a year. The savings compound because you also keep the seller's remaining term instead of restarting a 30-year clock.
- How much money do I need to assume a home in Idaho?
- When you assume a loan you pay the seller the difference between the list price and the remaining loan balance. In Idaho that gap is currently a median of $142,293 on a median list price of $439,900. Buyers cover it with cash, a second mortgage, or seller financing; UMe can connect you with lenders who write gap loans behind an assumption.
- Which Idaho cities have the most assumable homes?
- Right now the deepest assumable inventory in Idaho is in Nampa (70), Boise (68), Meridian (55), Twin Falls (40), and Caldwell (38). Each city has its own page with live counts, rates, and neighborhoods, and the Idaho map lets you search the whole state at once.
- How long does a mortgage assumption take in Idaho?
- Most FHA and VA assumptions close in 45 to 90 days. The loan servicer, not a new lender, underwrites you, and servicer turnaround is the main variable. UMe tracks the file with the servicer and the listing agent so nothing stalls, and every listing shows whether the assumption has already been confirmed with the seller's side.
Ready when you are
Stop overpaying for Idaho.
Every listing on the map has a rate you can take over. Start with the ones in Idaho, or list your own low-rate loan and let buyers come to you.
