Idaho · Statewide
Assumable homes for salein Idaho.
436 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.
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- 01Nampa5656 assumable homes · median 6.27%
- 02Meridian4545 assumable homes · median 4.17%
- 03Boise3838 assumable homes · median 5.52%
- 04Caldwell3737 assumable homes · median 4.40%
- 05Twin Falls3636 assumable homes · median 5.37%
- 06Mountain Home3131 assumable homes · median 3.87%
- 07Kuna2121 assumable homes · median 5.30%
- 08Lewiston1919 assumable homes · median 3.65%
- 09Eagle1212 assumable homes · median 3.47%
- 10Emmett1212 assumable homes · median 3.85%
- 11Middleton1010 assumable homes · median 6.26%
- 12Star1010 assumable homes · median 5.29%
- 13Payette99 assumable homes · median 3.88%
- 14Kimberly77 assumable homes · median 6.39%
- 15Weiser77 assumable homes · median 6.62%
- 16Burley66 assumable homes · median 5.37%
- 17Kamiah66 assumable homes · median 2.90%
- 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%
- 33Shoshone22 assumable homes · median 5.29%
- 34Aberdeen11 assumable home · median 3.12%
- 35Carey11 assumable home · median 5.98%
- 36Castleford11 assumable home · median 6.54%
- 37Challis11 assumable home · median 3.57%
- 38Council11 assumable home · median 4.30%
- 39Donnelly11 assumable home · median 6.30%
- 40Glenns Ferry11 assumable home · median 3.65%
- 41Hagerman11 assumable home · median 6.65%
- 42Hammett11 assumable home · median 4.37%
- 43Heyburn11 assumable home · median 6.27%
- 44Homedale11 assumable home · median 6.66%
- 45Horseshoe Bend11 assumable home · median 3.72%
- 46Idaho City11 assumable home · median 3.07%
- 47Idaho Falls11 assumable home · median 7.07%
- 48Kendrick11 assumable home · median 3.42%
- 49Kooskia11 assumable home · median 6.50%
- 50McCall11 assumable home · median 2.88%
- 51Midvale11 assumable home · median 6.77%
- 52Moscow11 assumable home · median 2.95%
- 53New Plymouth11 assumable home · median 7.17%
- 54Nezperce11 assumable home · median 6.96%
- 55Notus11 assumable home · median 3.10%
- 56Oakley11 assumable home · median 3.72%
- 57Pierce11 assumable home · median 6.71%
- 58Pollock11 assumable home · median 6.79%
- 59Potlatch11 assumable home · median 6.34%
- 60Prairie11 assumable home · median 6.50%
- 61Reubens11 assumable home · median 3.45%
- 62Richfield11 assumable home · median 6.96%
- 63Rogerson11 assumable home · median 5.50%
- 64White Bird11 assumable home · median 2.74%
- 65Winchester11 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
- 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
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 436 homes for sale with an assumable mortgage as of October 2026: 235 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 5.12%; 184 listings are under 4% and 209 are under 5%.
The median assumable home in Idaho lists for $445,000, with a median of $134,451 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 $1,742 a month versus $2,270 for the same balance at today's rate, roughly $528 kept every month and $6,331 a year. The deepest Idaho inventory is in Nampa (56), Meridian (45), Boise (38), Caldwell (37), and Twin Falls (36).
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.
Homes on the marketacross Idaho.
No verified listings in Idaho yet.
New assumable listings land every week across Idaho. Search the full map, or save an Idaho search and we’ll email you the moment one appears.
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.
What’s in the mixin Idaho.
Live counts from the MLS feeds we index for Idaho. Updated October 2026.
- Active listings
- 436
- UMe Certified / verified
- 0
- Lowest rate
- 2.36%
- Median rate
- 5.12%
- Median list price
- $445,000
- Median cash to assume
- $134,451
Idaho listings by locked rate
- Under 4%184 homes
- 4% – 5%25 homes
- 5% – 6%33 homes
- 6% and up193 homes
Idaho listings by loan type
- FHA235 homesmedian 6.26%
- VA201 homesmedian 3.75%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
What an assumable ratedoes to an Idaho payment.
The sliders start at the median Idaho assumable listing: $445,000 list price and a 5.12% 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.
30% of the price. Eligible buyers can start with as little as 5% down using a second loan for the rest.
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 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 $134,451 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.
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 436 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 (235, 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 436 listings is 5.12%. 184 listings are under 4% and 209 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 $1,742 per month versus $2,270 for the same balance at today's rates, a difference of about $528 every month, or $6,331 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 $134,451 on a median list price of $445,000. 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 (56), Meridian (45), Boise (38), Caldwell (37), and Twin Falls (36). 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.
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.
