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
Nampa, Idaho
Assumable homes for salein Nampa, Idaho.
57 homes in Nampa carry an existing FHA, VA, or USDA loan you can take over, with locked rates from 2.50%. Assume the seller’s mortgage instead of financing at today’s 7.2%.
Live MLS data · Updated
Nampa assumable market
by the numbers.
57active assumable listings
2.50%lowest locked rate
$450kmedian list price
$378saved per month vs. 7.2%
About the market
Assumable mortgagesin Nampa, explained.
Every number on this page comes from the live MLS feeds UMe indexes for Idaho, filtered to Nampa. Updated October 2026.
How assumptions work for buyersNampa, Idaho has 57 homes for sale with an assumable mortgage as of October 2026: 38 FHA loans and 19 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 Nampa assumable listings start at 2.50% with a median of 6.30%; 18 listings are under 4% and 20 are under 5%.
The median assumable home in Nampa lists for $450,000, with a median of $68,232 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 $2,118 a month versus $2,495 for the same balance at today's rate, roughly $378 kept every month and $4,535 a year. The most active Nampa ZIP codes are 83686 (23), 83651 (18), and 83687 (16).
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 Nampa assumptions close in 45 to 90 days, and UMe tracks the file with the servicer and both agents so nothing stalls.
Verified in Nampa
View all 57 on the map Homes on the marketin 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
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
13$295,000$52,307 down
- Rate
- 2.93%
7.28%today- Payment
- $1,145/mo
$1,874today
- 2beds
- 1baths
- 812sqft
2419 Sugar Cane Drive, Nampa
FHA
Active
25$414,900$57,126 down
- Rate
- 2.96%
7.28%today- Payment
- $1,697/mo
$2,768today
- 4beds
- 2baths
- 1,696sqft
11761 Penobscot St, Caldwell
FHA
Active
$400,000$10,254 down
- Rate
- 3.55%
7.28%today- Payment
- $1,934/mo
$2,928today
- 4beds
- 2baths
- 1,845sqft
12871 Carkhill St., Caldwell
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 Nampa.
Live counts from the MLS feeds we index for Idaho. Updated October 2026.
- Active listings
- 57
- UMe Certified / verified
- 0
- Lowest rate
- 2.50%
- Median rate
- 6.30%
- Median list price
- $450,000
- Median cash to assume
- $68,232
Nampa listings by locked rate
- Under 4%18 homes
- 4% – 5%2 homes
- 5% – 6%2 homes
- 6% and up34 homes
Nampa listings by loan type
- FHA38 homesmedian 6.50%
- VA19 homesmedian 3.48%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
By neighborhood
Assumable homesby Nampa ZIP code.
Each ZIP opens the Nampa map zoomed to its listings, in assumptions mode, with rate and payment filters ready.
Run the Nampa numbers
What an assumable ratedoes to a Nampa payment.
The sliders start at the median Nampa assumable listing: $450,000 list price and a 6.30% 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)$70,000
16% 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 Nampa
$2,479/mo
New loan at 7.20%$2,579
Assumed at 6.30%
$2,479
Every month$101
Over five years$6,031
Interest you never pay$155,17026-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 Nampa listing on UMe shows the actual balance, rate, and payment.
How it works in Nampa
How to assumea mortgage in Nampa.
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 a Nampa home with a locked rate.
Every listing on this page carries an existing FHA, VA, or USDA loan. Filter the Nampa 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 $68,232 in Nampa 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 a Nampa payment written in a different decade.
Nampa questions
Assuming a mortgagein Nampa.
The numbers below come from current Nampa inventory and update as listings change.
All assumption FAQsHow many assumable homes are for sale in Nampa?
As of October 2026, UMe tracks 57 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 (38, median 6.50%) and VA (19, median 3.48%). 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?
The lowest rate on an active Nampa assumable listing is 2.50%, and the median across all 57 listings is 6.30%. 18 listings are under 4% and 20 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 $2,118 per month versus $2,495 for the same balance at today's rates, a difference of about $378 every month, or $4,535 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 $68,232 on a median list price of $450,000. 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 Nampa ZIP codes have the most assumable homes?
The Nampa ZIP codes with the most active assumable listings are 83686 (23), 83651 (18), and 83687 (16). 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.The rate is already on the house.
Every listing on the Nampa map has a rate you can take over. Start with the ones in Nampa, get pre-qualified in minutes, and let UMe carry the assumption to closing.
