3.02% VA
$399,999
$1,116/mo
47205 New River Road
New River, AZ
3 bd2 ba2,008 sqft
Black Canyon City, Arizona
Keep the rate.
Buy the home in Black Canyon City.
2 assumable homes for sale in Black Canyon City, with locked rates from 3.24%. Take over the seller’s existing FHA, VA, or USDA loan instead of financing at today’s 7.2%.
Median assumable rate
4.94%
vs 7.2% market
$223/mo saved
Median locked rate
4.94%
Across 2 assumable listings
Typical monthly savings
$223
On a $286,450 home vs 7.2%
Certified listings
0
Loan terms confirmed with the listing agent
Loan types
FHA
Government-backed loans are assumable by law
Verified in Black Canyon City
Homes with a rate worth keeping
3.07% VA
$659,900
$1,773/mo
47806 27TH Avenue
New River, AZ
4 bd2 ba2,546 sqft
3.24% FHA
$225,000
$425/mo
33250 MELANIE Lane
Black Canyon City, AZ
3 bd2 ba1,121 sqft
6.64% FHA
$347,900
$2,024/mo
33665 INCLINE Drive
Black Canyon City, AZ
3 bd2 ba1,442 sqft
Inventory snapshot
What’s assumable in Black Canyon City right now
Live counts from the MLS feeds we index for Arizona. Updated September 2026.
- Active listings
- 2
- Certified / verified
- 0
- Lowest rate
- 3.24%
- Median rate
- 4.94%
- Median list price
- $286,450
- Median cash to assume
- $89,879
Listings by locked rate
- Under 4%1 home
- 4% – 5%0 homes
- 5% – 6%0 homes
- 6% and up1 home
Listings by loan type
- FHA2 homesmedian 4.94%
FHA, VA, and USDA loans are assumable by law. Conventional loans almost never are.
By neighborhood
Assumable homes by Black Canyon City ZIP code
Nearby markets
More assumable homes in Arizona
- Phoenix504
- Mesa248
- Buckeye229
- Surprise198
- San Tan Valley185
- Maricopa170
- Casa Grande115
- Goodyear115
- Glendale113
- Peoria105
- Sierra Vista79
- Gilbert76
- Chandler65
- Florence63
- Avondale57
- Queen Creek55
- Apache Junction54
- Litchfield Park54
- Scottsdale53
- Laveen52
- Prescott50
- Prescott Valley49
- Sun City49
- Tolleson41
Run your numbers
The cost of waiting in Black Canyon City.
A 7.2% new loan against an assumable one at 4.94%, same balance, 30 years.
You keep every month
$332/mo
Over a year$3,984
Monthly payment, side by side
7.2% vs 4.94%
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 Black Canyon City
Numbers below come from current Black Canyon City inventory and update as listings change.
- How many assumable homes are for sale in Black Canyon City?
- As of September 2026, UMe tracks 2 active assumable listings in Black Canyon City. Inventory refreshes from the MLS throughout the day, so the map may show slightly different counts.
- What types of assumable loans are available in Black Canyon City?
- Current Black Canyon City inventory breaks down as FHA (2, median 4.94%). 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 Black Canyon City right now?
- The lowest rate on an active Black Canyon City assumable listing is 3.24%, and the median across all 2 listings is 4.94%. 1 listing is under 4% and 1 is under 5%, compared with roughly 7.2% for a new 30-year loan today.
- How much can I save with a mortgage assumption in Black Canyon City?
- Across current Black Canyon City listings, the median principal-and-interest payment on the assumable loan is $1,225 per month versus $1,448 for the same balance at today's rates, a difference of about $223 every month, or $2,681 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 Black Canyon City?
- When you assume a loan you pay the seller the difference between the list price and the remaining loan balance. In Black Canyon City that gap is currently a median of $89,879 on a median list price of $286,450. 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 Black Canyon City ZIP codes have the most assumable homes?
- The Black Canyon City ZIP codes with the most active assumable listings are 85324 (2). 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 Black Canyon City?
- 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 Black Canyon City.
Every listing on the map has a rate you can take over. Start with the ones in Arizona, or list your own low-rate loan and let buyers come to you.
