Short answer: 105 Campbelltown Avenue is a 2020-built, three-level home in Cadence, Henderson’s master-planned community, with 4 bedrooms, 4 full baths, dual primary suites, a private rooftop deck with mountain and Las Vegas Strip views, and one feature most listings can’t offer right now: an assumable FHA loan at 2.9% APR (subject to lender approval). If you’ve been waiting on rates, this is one of the few ways to buy a home today and keep a payment built on a rate from a few years ago.
I’m the listing agent on this one, and I’ll be straight with you about both sides of it: the loan is a real advantage, and it also requires a specific kind of buyer. Below is what the home offers, how the assumption works, and who it makes the most sense for.
Property at a glance
| Address | 105 Campbelltown Avenue, Henderson, NV 89015 |
| MLS # | 2777083 |
| List price | $500,000 (as of September 2026; see the MLS for current price and status) |
| Community | Cadence (Cadence Village Parcel 3-J1) |
| Year built | 2020 |
| Living area | 2,044 sq ft (approximate) |
| Bedrooms / baths | 4 bedrooms / 4 full baths, including dual primary suites |
| Levels | Three stories plus a private rooftop deck |
| Garage | 2-car attached |
| Financing | Assumable FHA loan at 2.9% APR (subject to lender approval); cash, conventional, FHA and VA also considered |
What makes this home different from other Cadence resales?
Two things: the rooftop and the rate. Most three-level homes in Cadence stop at the third floor. This one keeps going to a private rooftop deck with panoramic mountain views and a clear look at the Las Vegas Strip skyline, plus a gas line already plumbed for a built-in grill. It’s the kind of outdoor space you don’t usually get on a lot this size.
Inside, the layout works for a lot of different living situations:
- Dual primary suites give you flexibility for guests, extended family, a roommate, or a dedicated work-from-home setup.
- A bedroom and full bath on the ground level, separate from the main living floor.
- An open-concept main level built around the kitchen, with a large island, breakfast bar seating, a gas range, and plenty of cabinet space.
- A custom-built steam fireplace as the focal point of the living area.
The seller has also taken care of the details buyers usually end up paying for later: Wi-Fi boosters on every floor, smart lighting and an alarm system, a paid-off water softener and filtration system, a new dishwasher, dual-pane windows, and a built-in fire sprinkler system.
How does assuming a 2.9% FHA loan actually work?
When you assume a loan, you take over the seller’s existing mortgage, including its interest rate and remaining term, instead of taking out a brand new loan at today’s rates. FHA loans are assumable by design, but the buyer still has to be approved by the loan servicer. According to HUD’s FHA assumption guidelines, the lender runs a full creditworthiness review on the buyer, and once the buyer qualifies and signs the assumption agreement, the seller is released from liability.
For context on why this matters, take a look at what this month’s mortgage rates mean for Las Vegas buyers. The gap between a 2.9% rate and today’s market rate adds up to real money every month, for years.
The assumption process, step by step
- Get your offer accepted with the assumption written into the purchase agreement.
- Apply with the loan servicer and submit income, asset, and credit documents, just like a regular loan application.
- Complete the credit review. HUD directs lenders to finish this review within 45 days of receiving all required documents, so getting your paperwork in quickly matters.
- Cover the equity difference between the purchase price and the remaining loan balance at closing (more on that below).
- Sign the assumption agreement and close. The seller is released, and the loan and its rate become yours.
In many cases, assumptions take longer than a standard purchase loan, so plan your timeline with some cushion. Your specific timeline depends on the servicer, how quickly documents come in, and your own file.
Who qualifies to assume this loan?
This is where assumptions get specific. Under HUD rules, FHA loans like this one can only be assumed by a buyer who will live in the home as their primary residence. Investors can’t assume them. You’ll also need to meet the servicer’s credit and income standards. You do not need to be a first-time buyer, and you don’t need to have had an FHA loan before.
How much cash do you need to assume an FHA loan?
Here’s the honest part. When you assume a loan, you take over the remaining balance, not the full purchase price. The difference between the price and that balance, often called the equity gap, has to be covered at closing, usually with cash. Because the seller has been paying this loan down and the home has gained value since 2020, that gap is meaningful on this property.
That makes this home a strong fit for buyers who are:
- Selling another home and bringing equity from that sale
- Sitting on savings and would rather put it into the down payment than into a higher interest rate
- Looking for a lower long-term payment and planning to stay a while
Some lenders offer second-loan options to help cover part of the gap. Whether that works for you depends on the lender and your situation, so it’s worth asking early. If you want the exact loan balance and numbers, reach out and I’ll walk you through them along with the servicer’s contact information.
If you’re weighing this against a new build with a builder-paid rate buydown, I broke down how new construction buydowns compare to negotiating on a resale home. An assumable loan is a different animal: there’s no temporary rate that steps up after a few years. The rate is locked for the life of the loan.
What’s it like living in Cadence?
Cadence is a master-planned community in Henderson, developed by The LandWell Company, and it’s become one of the more active master plans in the valley since sales began in 2014. The center of it all is Central Park, a park of nearly 50 acres that, according to the Cadence Community Association, includes:
- A six-lane lap pool and a 2,000-square-foot splash pad
- Two amphitheaters and open turf areas
- Pickleball courts and children’s play areas
- Walking and biking trails connecting through the community
Beyond Central Park, the City of Henderson operates several parks inside Cadence, including Desert Pulse Park with the Dakota Dog Park (three off-leash areas with shade), and Desert Symphony Park with a skate park and sports court. Cadence Village Center puts a Smith’s Marketplace close to home for groceries, pharmacy, and fuel. You can learn more about the community at the official Cadence website.
Where is Cadence, and how far is it from the Strip?
Cadence sits on the east side of Henderson along Lake Mead Parkway. From Campbelltown Avenue, you’re roughly 16 to 18 miles from the Las Vegas Strip and 14 to 15 miles from Harry Reid International Airport, depending on your route, with Lake Las Vegas and Lake Mead National Recreation Area both a short drive east. It’s a good spot if you want a quieter, newer community with easy freeway access via I-215 and I-11.
School assignments for this address are listed in the MLS; always confirm current zoning directly with the Clark County School District, since boundaries can change.
Want to see it or run the numbers?
If you’re curious whether assuming this loan pencils out for you, I’m happy to walk through the loan details, the cash needed at closing, and how the monthly payment compares to financing the same home at today’s rates. No pressure, just real numbers. Call or text me at (775) 351-4699 to set up a private showing.
Geoff Zahler | Broker/Owner, Zahler Properties
Listed by Geoff Zahler, Zahler Properties LLC, License B.144058. MLS# 2777083. Assumable FHA loan is subject to lender approval, buyer qualification, and owner-occupancy requirements; loan terms should be verified with the loan servicer. All information is deemed reliable but not guaranteed. Buyers should independently verify square footage, schools, HOA fees, and all property details.