2.98% FHA
$218,400
$1,290/mo
2309 Carter Ct
Caldwell, ID
3 bd2 ba1,211 sqft
Nampa, Idaho
Keep the rate.
Buy the home in Nampa.
70 assumable homes for sale in Nampa, with locked rates from 2.50%. Take over the seller’s existing FHA, VA, or USDA loan instead of financing at today’s 7.2%.
Median assumable rate
6.43%
vs 7.2% market
$374/mo saved
Median locked rate
6.43%
Across 70 assumable listings
Typical monthly savings
$374
On a $426,909 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 Nampa
Homes with a rate worth keeping
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
3.07% FHA
$419,900
$1,656/mo
1428 Gold St
Middleton, ID
3 bd2 ba1,694 sqft
3.10% FHA
$334,900
$1,312/mo
1405 La Cresta Ave
Caldwell, ID
3 bd2 ba1,243 sqft
3.22% VA
$385,000
$1,618/mo
12786 Carkhill St
Caldwell, ID
3 bd2 ba1,364 sqft
Inventory snapshot
What’s assumable in Nampa right now
Live counts from the MLS feeds we index for Idaho. Updated September 2026.
- Active listings
- 70
- Certified / verified
- 0
- Lowest rate
- 2.50%
- Median rate
- 6.43%
- Median list price
- $426,909
- Median cash to assume
- $68,973
Listings by locked rate
- Under 4%23 homes
- 4% – 5%2 homes
- 5% – 6%2 homes
- 6% and up40 homes
Listings by loan type
- FHA50 homesmedian 6.50%
- VA20 homesmedian 3.63%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
By neighborhood
Assumable homes by Nampa ZIP code
Nearby markets
More assumable homes in Idaho
- Boise68
- Meridian55
- Twin Falls40
- Caldwell38
- Mountain Home36
- Kuna23
- Lewiston23
- Eagle15
- Star14
- Middleton11
- Kimberly10
- Payette10
- Emmett8
- Kamiah8
- Weiser8
- Burley7
- Cascade6
- Jerome6
- Garden Valley5
- Fruitland4
- Rupert4
- Wendell4
- Gooding3
- Aberdeen
Run your numbers
The cost of waiting in Nampa.
A 7.2% new loan against an assumable one at 6.43%, same balance, 30 years.
You keep every month
$174/mo
Over a year$2,094
Monthly payment, side by side
7.2% vs 6.43%
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 Nampa
Numbers below come from current Nampa inventory and update as listings change.
- How many assumable homes are for sale in Nampa?
- As of September 2026, UMe tracks 70 active assumable listings in Nampa. Inventory refreshes from the MLS throughout the day, so the map may show slightly different counts.
- What types of assumable loans are available in Nampa?
- Current Nampa inventory breaks down as FHA (50, median 6.50%) and VA (20, median 3.63%). 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 Nampa right now?
- The lowest rate on an active Nampa assumable listing is 2.50%, and the median across all 70 listings is 6.43%. 23 listings are under 4% and 25 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 Nampa?
- Across current Nampa listings, the median principal-and-interest payment on the assumable loan is $2,110 per month versus $2,484 for the same balance at today's rates, a difference of about $374 every month, or $4,486 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 Nampa?
- When you assume a loan you pay the seller the difference between the list price and the remaining loan balance. In Nampa that gap is currently a median of $68,973 on a median list price of $426,909. 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 Nampa ZIP codes have the most assumable homes?
- The Nampa ZIP codes with the most active assumable listings are 83686 (28), 83651 (23), 83687 (18), and 83646 (1). Use the map to draw your own boundary or filter by rate, payment, and down payment inside any of them.
- How long does a mortgage assumption take in Nampa?
- 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 Nampa.
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.
