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County in Idaho

Ada County, Idaho

Ada County is the most populous county in Idaho, with 518,935 residents. Ada County has an FHA limit of $586,500 for one-unit homes. The typical home value here is $512,300. HUD's Fair Market Rent for a 2-bedroom apartment is $1,540 a month; to pay it without spending more than 30% of your income, you need to earn about $29.62 an hour.

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  • Typical home price

    $512,300

    +22% vs. Idaho +54% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Ada
    • Idaho
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,540 a month

    +13% vs. Idaho −12% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Ada
    • Idaho
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $586,500

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Ada
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.52% of value per year

    +6% vs. Idaho −45% vs. U.S.

    $2,655 a year for the typical owner

    • Ada
    • Idaho
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$525,709
1.6% more than 12 months ago
Typical rent
$1,984 a month
8.1% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Ada County today?

The monthly payment on a typical home with FHA would be about $4,070, that is, 53% of the typical household income in Ada County. For that payment to be 28% of income, a household would need to earn about $174,415 a year; the typical income here is $91,502. Homes here are worth 22% more than the average across Idaho. The typical property tax is $2,655 a year (about 0.52% of home value), higher than in Idaho. This is a high-cost area for FHA: the limit is above the national floor.

There are 3 agencies with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (2026 data); HUD (Retrieved November 6, 2026).

Only here

What sets Ada County apart

  1. Ada County has the highest typical rent of the 43 counties in Idaho with this figure: $1,577.

  2. Ada County has the highest typical rent in its area: $1,577, more than any of its 6 neighboring counties; next is Canyon County ($1,347).

  3. Ada County has the highest typical home value in its area: $512,300, more than any of its 6 neighboring counties; next is Boise County ($476,100).

  4. At $91,502, Ada County ranks 3rd among the 44 counties in Idaho for the highest typical household income.

  5. From 2020 to 2025, home prices in Ada County rose 48% on FHFA's index, slower than in Idaho (57%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Ada County

What homes there are in Ada County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is the most common home in Ada County: 74% of homes, near the figure in Idaho (74%).

Year built

The typical home in Ada County was built in 1997, 6 years after the typical one in Idaho.

In Ada County, 73% of homes have 3 bedrooms or more, about the same as in Idaho.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA limit for this county is $586,500: about 59% of owner-occupied homes in Ada County are worth less, and the rest more.

Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($1,540), about 48% of rented homes in Ada County cost less.

With a mortgage

$1,905 a month

Idaho: $1,687 a month

Without a mortgage

$546 a month

Idaho: $493 a month

Owners with a mortgage

67%

Idaho: 62%

The typical cost for an owner with a mortgage in Ada County is $1,905 a month, more than in Idaho ($1,687); without one, $546.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Ada County rose 89% since 2015–2019, less than in Idaho (97%).

Rents in Ada County rose faster than in Idaho: 59% since 2015–2019, against 45%.

Here income did not keep up with housing: it rose 38%, while home values changed +89% and rent +59%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureAda CountyIdahoUnited States
Rental vacancy 4.1%3.9%5.5%
Homeowner vacancy 0.6%0.7%0.9%
More than one person per room 2.0%3.1%3.4%
People per household 2.492.642.53
Drive alone 69%73%69%
Carpool 7%9%9%
Public transit 0%1%3%
Walk or bike 3%3%3%
Work from home 19%13%15%
Other means 1%1%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes

Much as in Idaho, the rental vacancy rate in Ada County is 4.1%.

In Ada County, 2.0% of households live with more than one person per room, against 3.1% in Idaho.

Households in Ada County are smaller: 2.49 people on average; in Idaho, 2.64.

Many people here do not commute at all: 19% work from home; in Idaho, 13%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Ada County?

A typical home costs more than the typical income allows

We start with a typical home of $512,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 53% of the typical household income here, which is $91,502 a year. For that payment to be 28% of income, a household would need to earn about $174,415 a year.

Your numbers

Local data
$

Starts at the typical home value in Ada County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $17,931 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,070

at 7.18% · 30 years

Loan amount
$503,020
Total interest
$723,728
Paid off in
November 2056

Includes $8,651 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,135 a month

  • Tight

    $2,135 to $2,745 a month

  • Hard

    more than $2,745 a month

    Your payment · 53%

Compared with the typical household income in Ada County ($91,502 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,070
Principal & interest$3,408
Property tax$222
Home insurance$214
FHA mortgage insurance (MIP)$227

You need at least $17,931 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Ada County

Here you'll see how prices have changed, how Ada County compares with Idaho and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Ada County rose 152% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Idaho United States
In 2025 +2.7% +2.3% +2.9%
5 years (2020–2025) +48% +57% +47%
10 years (2015–2025) +152% +149% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Ada County compared with Idaho and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Ada $512,300
  • Idaho $418,600
  • United States $332,700
Typical rent a month
  • Ada $1,577
  • Idaho $1,238
  • United States $1,413
Typical household income a year
  • Ada $91,502
  • Idaho $77,800
  • United States $80,734
See the full table
Ada compared with Idaho and the United States
MeasureHereIdahoU.S.
Residents518,9351,934,262334,922,499
Typical home value$512,300$418,600$332,700
Typical household income$91,502$77,800$80,734
Typical rent$1,577$1,238$1,413
Fair Market Rent (2 bedrooms)$1,540$1,367$1,750
Hourly wage to rent a 2-bedroom$29.62$26.29$33.65
Typical property tax$2,655$2,038$3,119
Effective tax rate0.52%0.49%0.94%
Households that own their home71%72%65%
Renters spending 30% or more on rent49%47%51%
FHA limit (1 unit)*$586,500$541,287$541,287

FHA limit: Idaho shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Ada County

For a typical $512,300 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $4,070 $17,931 $503,021 7.18% FHA MIP · $227 $33,300 580
Conventional, 5% down $3,976 $25,615 $486,685 7.18% PMI · $243 $40,984 620*
Conventional, 20% down, no PMI $3,212 $102,460 $409,840 7.18% None $117,829 620*
ITIN, 15% down (example) $3,685 $76,845 $435,455 8.18% None $92,214 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

Everything about buying in Ada County: income, limits and help How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in Ada County are above the national floor. The limit is set for the whole metro area (Boise City, ID). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $586,500 $832,750
2 units $750,800 $1,066,250
3 units $907,550 $1,288,800
4 units $1,127,900 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Ada County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Ada County, the typical owner pays $2,655 a year: about 0.52% of the home's value. That is more than the rest of Idaho and less than the national average.

  • Ada 0.52%
  • Idaho 0.49%
  • United States 0.94%

What Idaho publishes Homeowner’s exemption (Idaho State Tax Commission)

Exemptions and deadlines in Idaho

Is there a flood risk?

According to FEMA, in Ada County 2.4% of homes (3,840) are in a high-risk flood zone. Of those homes, 25% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Ada County

The natural hazards FEMA measures in Ada County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

In Ada County, FEMA rates the natural hazard risk as relatively moderate.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

The loss FEMA expects each year in Ada County from all natural hazards is $116 million, counting buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $62.9 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively moderate $62.9 million a year
  2. WildfireRelatively high $25.1 million a year
  3. EarthquakeRelatively low $5.1 million a year
  4. TornadoRelatively low $362,899 a year
  5. Winter weatherVery high $6,821 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Ada County is climate zone 5B in the home energy code (IECC): cold.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$29.62$18.80 and $44.13
Plumbers, pipefitters and steamfitters$27.38$18.96 and $39.79
Heating, air conditioning and refrigeration mechanics$27.53$19.72 and $38.72
Roofers$28.89$18.17 and $34.52
Carpenters$24.45$17.55 and $36.80
Painters, construction and maintenance$21.88$16.90 and $29.74
Maintenance and repair workers, general$23.17$17.71 and $35.91

In the Boise City, ID area, half of electricians earn more than $29.62 an hour and half earn less; for a plumber, the typical figure is $27.38.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Ada County

The typical rent in Ada County is $1,577 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

49% of renter households in Ada County spend 30% or more of their income on housing. 23% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,152 $22.15 $46,080
1 bedroom $1,295 $24.90 $51,800
2 bedrooms $1,540 $29.62 $61,600
3 bedrooms $2,132 $41.00 $85,280
4 bedrooms $2,574 $49.50 $102,960

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Ada County

Programs and counseling in Ada County

There are 5 HUD-approved housing counseling agencies in Ada County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

Three generations of a family gather on the porch of their home.

HUD counseling is free or low-cost

Idaho down payment programs

  1. Idaho Housing Down Payment and Closing Cost Assistance

    Idaho state association second mortgage for up to 8% of the price for the down payment or closing costs, repaid in small monthly installments along with the first mortgage; you do not need to be a first-time buyer

    No first-time requirement. Run by Idaho Housing and Finance Association.

    Repayable Verified November 5, 2026

Which programs do I qualify for? See all Idaho programs

Help in Spanish in Ada County

3 of the 5 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Idaho Housing and Finance Association Section 8 vouchers (208) 331-4700
  • Boise City Housing Authority Public housing and Section 8 vouchers (208) 345-4907

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Ada County. The full list is on the Idaho counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Debt Reduction Services, Inc. DBA Money Fit

    6213 N Cloverdale Rd, Boise · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 6 more
    (877) 688-3328

  • Idaho Housing and Finance Association

    565 W Myrtle St, Boise · Spanish

    Also serves in French.

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 7 more
    (877) 695-2655

  • Idaho Housing and Finance Association

    565 West Myrtle, Boise · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (877) 695-2655
See every agency in Idaho

Places

Cities in Ada County

Each city has its own page with prices, rents and help. These are the largest.

See all 6 cities of Ada County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Ada County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Ada County in 2026?

Ada County has an FHA limit of $586,500 for a one-unit home. For 2 units it's $750,800, for 3 it's $907,550 and for 4 it's $1,127,900. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in Ada County?

Ada County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Ada County?

The typical home value in Ada County is $512,300 (Average 2020–2024, U.S. Census). Across Idaho it's $418,600.

How much does it cost to rent in Ada County?

Ada County has a typical rent of $1,577 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,540 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Ada County?

About $29.62 an hour working full time (2,080 hours a year), or $61,600 a year, so the fair market rent of $1,540 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).