VATop pick
Active
16$740,000Potential short sale
- Rate
- 3.22%
7.28%today- Payment
- $3,685/mo
$5,815today
- 5beds
- 4baths
- 3,287sqft
Idaho · Statewide
Assumable homes for salein Idaho.
431 homes in Idaho carry an existing FHA, VA, or USDA loan you can take over, with locked rates from 2.36%. Assume the seller’s mortgage instead of financing at today’s 7.2%.
Live MLS data · Updated
Idaho assumable market
by the numbers.
431active assumable listings
2.36%lowest locked rate
$440kmedian list price
$531saved per month vs. 7.2%
Across Idaho
Assumable homesby Idaho city.
Ranked by live assumable inventory. Every city is its own market page with local listings, rates, ZIP codes, and cash-to-assume figures.
Search all of Idaho on the map- 01Nampa5757 assumable homes · median 6.30%
- 02Meridian4848 assumable homes · median 4.35%
- 03Caldwell3838 assumable homes · median 4.34%
- 04Boise3636 assumable homes · median 5.46%
- 05Twin Falls3535 assumable homes · median 5.52%
- 06Mountain Home3131 assumable homes · median 3.87%
- 07Kuna2020 assumable homes · median 5.55%
- 08Lewiston1919 assumable homes · median 3.65%
- 09Eagle1212 assumable homes · median 3.47%
- 10Emmett1212 assumable homes · median 3.85%
- 11Payette99 assumable homes · median 3.88%
- 12Star99 assumable homes · median 6.50%
- 13Middleton88 assumable homes · median 6.23%
- 14Kimberly77 assumable homes · median 6.39%
- 15Burley66 assumable homes · median 5.37%
- 16Kamiah66 assumable homes · median 2.90%
- 17Weiser66 assumable homes · median 5.42%
- 18Cascade55 assumable homes · median 5.00%
- 19Jerome55 assumable homes · median 6.11%
- 20Wendell44 assumable homes · median 3.06%
- 21Garden Valley33 assumable homes · median 3.44%
- 22Orofino33 assumable homes · median 6.09%
- 23Bliss22 assumable homes · median 5.05%
- 24Filer22 assumable homes · median 5.10%
- 25Fruitland22 assumable homes · median 5.03%
- 26Garden City22 assumable homes · median 5.15%
- 27Gooding22 assumable homes · median 6.38%
- 28Grangeville22 assumable homes · median 5.15%
- 29Marsing22 assumable homes · median 4.91%
- 30Parma22 assumable homes · median 6.01%
- 31Pocatello22 assumable homes · median 5.73%
- 32Rupert22 assumable homes · median 4.61%
- 33Aberdeen11 assumable home · median 3.12%
- 34Carey11 assumable home · median 5.98%
- 35Castleford11 assumable home · median 6.54%
- 36Challis11 assumable home · median 3.57%
- 37Council11 assumable home · median 4.30%
- 38Donnelly11 assumable home · median 6.30%
- 39Glenns Ferry11 assumable home · median 3.65%
- 40Hagerman11 assumable home · median 6.65%
- 41Hammett11 assumable home · median 4.37%
- 42Heyburn11 assumable home · median 6.27%
- 43Homedale11 assumable home · median 6.66%
- 44Horseshoe Bend11 assumable home · median 3.72%
- 45Idaho City11 assumable home · median 3.07%
- 46Idaho Falls11 assumable home · median 7.07%
- 47Kooskia11 assumable home · median 6.50%
- 48McCall11 assumable home · median 2.88%
- 49Midvale11 assumable home · median 6.77%
- 50Moscow11 assumable home · median 2.95%
- 51New Plymouth11 assumable home · median 7.17%
- 52Nezperce11 assumable home · median 6.96%
- 53Notus11 assumable home · median 3.10%
- 54Oakley11 assumable home · median 3.72%
- 55Pierce11 assumable home · median 6.71%
- 56Pollock11 assumable home · median 6.79%
- 57Potlatch11 assumable home · median 6.34%
- 58Prairie11 assumable home · median 6.50%
- 59Reubens11 assumable home · median 3.45%
- 60Richfield11 assumable home · median 6.96%
- 61Rogerson11 assumable home · median 5.50%
- 62Shoshone11 assumable home · median 6.77%
- 63White Bird11 assumable home · median 2.74%
- 64Winchester11 assumable home · median 7.62%
Also covered in Idaho, no verified assumable listings today:
- Acequia
- Ahsahka
- Albion
- Almo
- American Falls
- Ammon
- Arco
- Ashton
- Athol
- Bancroft
- Banks
- Bellevue
- Blackfoot
- Bonners Ferry
- Bovill
- Bruneau
- Buhl
- Cambridge
- Cataldo
- Chubbuck
- Clark Fork
- Clarkia
- Clayton
- Clearwater
- Coeur d'Alene
- Coolin
- Cottonwood
- Craigmont
- Culdesac
- Deary
- Declo
- Desmet
- Dietrich
- Dingle
- Dixie
- Downey
- Eden
- Elba
- Elk City
- Elk River
- Fairfield
- Ferdinand
- Fernwood
- Firth
- Fish Haven
- Fruitvale
- Genesee
- Georgetown
- Grace
- Grand View
- Greencreek
- Greenleaf
- Hailey
- Hansen
- Harpster
- Harrison
- Harvard
- Hayden
- Hazelton
- Hill City
- Indian Valley
- Inkom
- Irwin
- Island Park
- Juliaetta
- Kellogg
- Kendrick
- Ketchum
- King Hill
- Lapwai
- Lava Hot Springs
- Lenore
- Letha
- Lowman
- Lucile
- Mackay
- Malad City
- Malta
- May
- Melba
- Menan
- Mesa
- Minidoka
- Montpelier
- Moore
- Murphy
- Murtaugh
- New Meadows
- Ola
- Oldtown
- Onaway
- Oreana
- Paul
- Peck
- Picabo
- Pinehurst
- Pingree
- Placerville
- Plummer
- Post Falls
- Preston
- Priest Lake
- Priest River
- Princeton
- Rathdrum
- Rexburg
- Rigby
- Riggins
- Roberts
- Rockland
- Saint Maries
- Salmon
- Sandpoint
- Santa
- Shelley
- Shoup
- Soda Springs
- Spirit Lake
- St. Anthony
- Stanley
- Stites
- Stone
- Sun Valley
- Swan Valley
- Sweet
- Tensed
- Viola
- Weippe
- West Magic
- Wilder
- Worley
- Yellow Pine
About the market
Assumable mortgagesin Idaho, explained.
Every number on this page comes from the live MLS feeds UMe indexes across Idaho. Updated October 2026.
How assumptions work for buyersIdaho has 431 homes for sale with an assumable mortgage as of October 2026: 230 FHA loans and 201 VA loans that a qualified buyer can take over at the seller's existing rate instead of financing at today's roughly 7.2%. Rates on active Idaho assumable listings start at 2.36% with a median of 5.11%; 182 listings are under 4% and 207 are under 5%.
The median assumable home in Idaho lists for $440,000, with a median of $134,862 in cash to assume, the gap between the price and the remaining loan balance. At the median assumable rate the principal-and-interest payment is about $1,738 a month versus $2,269 for the same balance at today's rate, roughly $531 kept every month and $6,368 a year. The deepest Idaho inventory is in Nampa (57), Meridian (48), Caldwell (38), Boise (36), and Twin Falls (35).
UMe confirms the balance, rate, and assumability of each listing with the listing agent before marking it Certified. FHA, VA, and USDA loans are assumable by law, and you do not need to be a veteran to assume a VA loan. Once you are under contract, the loan servicer underwrites you rather than a new lender; most Idaho assumptions close in 45 to 90 days, and UMe tracks the file with the servicer and both agents so nothing stalls.
Verified across Idaho
View all 431 on the map Homes on the marketacross Idaho.
VATop pick
Active
3$299,900$18,296 down
- Rate
- 3.11%
7.28%today- Payment
- $1,334/mo
$2,135today
- 3beds
- 2baths
- 1,132sqft
2801 Swan Ave, Nampa
VA
Active
30$429,000$60,552 down
- Rate
- 2.80%
7.28%today- Payment
- $1,705/mo
$2,839today
- 4beds
- 3baths
- 2,346sqft
16580 Spartan Ave, Caldwell
FHA
Active
45$424,900$80,121 down
- Rate
- 2.87%
7.28%today- Payment
- $1,608/mo
$2,654today
- 3beds
- 2baths
- 1,421sqft
1997 Gull Cove Pl, Meridian
FHA
Active
42$449,000$72,841 down
- Rate
- 2.88%
7.28%today- Payment
- $1,752/mo
$2,888today
- 4beds
- 3baths
- 2,609sqft
11761 Tidewater St, Caldwell
FHA
Active
24$465,000$90,316 down
- Rate
- 2.90%
7.28%today- Payment
- $1,757/mo
$2,889today
- 4beds
- 3baths
- 1,486sqft
6827 Ashland, Boise
Live MLS collection. Loan balances, payment estimates, and cash-to-assume amounts update with the source listing. Taxes, insurance, HOA, closing costs, and secondary financing may change the final monthly payment.
Inventory snapshot
What’s in the mixin Idaho.
Live counts from the MLS feeds we index for Idaho. Updated October 2026.
- Active listings
- 431
- UMe Certified / verified
- 0
- Lowest rate
- 2.36%
- Median rate
- 5.11%
- Median list price
- $440,000
- Median cash to assume
- $134,862
Idaho listings by locked rate
- Under 4%182 homes
- 4% – 5%25 homes
- 5% – 6%31 homes
- 6% and up192 homes
Idaho listings by loan type
- FHA230 homesmedian 6.26%
- VA201 homesmedian 3.75%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
Run the Idaho numbers
What an assumable ratedoes to an Idaho payment.
The sliders start at the median Idaho assumable listing: $440,000 list price and a 5.11% existing rate. We compare the payment you would take over against financing the same balance with a new loan at today’s 7.20%. Principal and interest only; taxes, insurance, and HOA dues are the same either way.
The gap between price and balance is the seller’s equity: your cash to assume, or what a second loan can help cover.
Cash to assume (seller’s equity)$135,000
31% of the price. Eligible buyers can start with as little as 5% down using a second loan for the rest.
Your monthly payment if you assume in Idaho
$1,767/mo
New loan at 7.20%$2,070
Assumed at 5.10%
$1,767
Every month$304
Over five years$18,217
Interest you never pay$194,10126-year assumed loan vs. a new 30-year loan
Estimates for illustration. The real numbers depend on the loan, the servicer, and your qualification; every Idaho listing on UMe shows the actual balance, rate, and payment.
How it works in Idaho
How to assumea mortgage in Idaho.
You’re not applying for a new mortgage. You’re stepping into one that already exists, at the rate it was written. Four steps, and UMe owns the hard one.
Start with pre-qualification- 01
Find an Idaho home with a locked rate.
Every listing on this page carries an existing FHA, VA, or USDA loan. Filter the Idaho map by existing rate, monthly payment, or cash to assume instead of by list price alone.
- 02
Cover the seller’s equity.
You pay the seller the difference between the price and the remaining balance, a median of $134,862 in Idaho today. Cash, a second loan, or seller financing can bridge it.
- 03
Qualify with the servicer, not a new lender.
The current loan servicer reviews your credit, income, and debt just like a lender would. UMe prepares the file, works the servicer directly, and chases every follow-up so the 45-to-90-day timeline holds.
- 04
Close and keep the rate.
The seller’s balance, rate, and remaining term become yours. No points, no origination fee, no reset to 30 years, and an Idaho payment written in a different decade.
Idaho questions
Assuming a mortgagein Idaho.
The numbers below come from current Idaho inventory and update as listings change.
All assumption FAQsHow many assumable homes are for sale in Idaho?
As of October 2026, UMe tracks 431 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 (230, median 6.26%) and VA (201, median 3.75%). 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?
The lowest rate on an active Idaho assumable listing is 2.36%, and the median across all 431 listings is 5.11%. 182 listings are under 4% and 207 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 $1,738 per month versus $2,269 for the same balance at today's rates, a difference of about $531 every month, or $6,368 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 $134,862 on a median list price of $440,000. 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?
The deepest assumable inventory in Idaho is in Nampa (57), Meridian (48), Caldwell (38), Boise (36), and Twin Falls (35). 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.The rate is already on the house.
Every listing on the Idaho map has a rate you can take over. Start with the cities holding the deepest inventory, get pre-qualified in minutes, and let UMe carry the assumption to closing.
