Buying a home
Data from November 2026
Buying a home in Idaho
A typical home in Idaho is worth $418,600 (Average 2020–2024). The FHA limit for one unit is $541,287–$1,249,125 depending on the county. Here is the minimum down payment each loan type asks at that price, every county’s limit, and the state’s assistance programs.
Key numbers in Idaho
- Typical home
- $418,600
- median value, Average 2020–2024
- 26% more than the U.S.
- FHA limit
- $541,287–$1,249,125
- one unit, by county
- In 11 of the 44 counties, the limit is above the national floor ($541,287).
- Conforming limit
- $832,750
- up to $1,249,125 in high-cost areas
- Above this amount, the loan is a “jumbo” loan.
- Minimum FHA down payment
- $14,651
- 3.5% of a $418,600 home
- VA and USDA ask for no down payment if you qualify.
Down payment
How much each loan asks up front
For a $418,600 home, the typical value in Idaho. The minimum down payment is each program’s rule. The monthly figure is an example of principal and interest over 30 years at the 7.18% average rate (November 5, 2026): no taxes, insurance or mortgage insurance.
Your price, rate and down payment will differ: run the calculator with your numbers. Closing costs are extra.
-
FHA Program rule
Minimum down3.5%
In dollars$14,651
Per month$2,736
With a credit score of 580 or more. Carries mortgage insurance (MIP) up front and every month.
HUD Handbook 4000.1 (Update 18), II.A.2.a.iv — Minimum Required Investment · In effect since September 14, 2016
-
Conventional Program rule
Minimum down3%
In dollars$12,558
Per month$2,751
3% is the lowest standard option. With less than 20% down you pay private mortgage insurance (PMI) until you have more equity.
Fannie Mae Selling Guide B5-6-01 — HomeReady Mortgage Loan and Borrower Eligibility · In effect since January 1, 2024
-
VA Program rule
Minimum down0%
In dollars$0
Per month$2,836
For veterans, service members and some spouses. No down payment as long as the price is not above the appraisal; charges a one-time funding fee.
VA: Purchase loan — benefits · In effect since January 1, 2020
-
USDA Program rule
Minimum down0%
In dollars$0
Per month$2,836
Only homes in eligible rural areas and households within USDA’s income limit. Finances the full price.
7 CFR §3555.103 — Maximum loan amount (Guaranteed Rural Housing Program) · In effect since December 9, 2013
-
ITIN loans follow no federal rule: each lender sets its own down payment and rate, and usually asks for more. 15% is an example.
Loan limits
FHA and conforming limit in every county
FHA sets the limit by area: 11 of the 44 counties in Idaho are high-cost and sit above the national floor ($541,287). The conforming limit is the most Fannie Mae and Freddie Mac will buy; above it, the loan is a “jumbo”.
| Teton County | $1,249,125 | $1,249,125 | $690,500 | High-cost |
|---|---|---|---|---|
| Blaine County | $759,000 | $832,750 | $735,300 | High-cost |
| Camas County | $759,000 | $832,750 | $304,000 | High-cost |
| Lincoln County | $759,000 | $832,750 | $255,600 | High-cost |
| Valley County | $615,250 | $832,750 | $657,000 | High-cost |
| Ada County | $586,500 | $832,750 | $512,300 | High-cost |
| Boise County | $586,500 | $832,750 | $476,100 | High-cost |
| Gem County | $586,500 | $832,750 | $428,700 | High-cost |
| Canyon County | $586,500 | $832,750 | $390,000 | High-cost |
| Owyhee County | $586,500 | $832,750 | $359,800 | High-cost |
| Kootenai County | $572,700 | $832,750 | $518,700 | High-cost |
| Bonner County | $541,287 | $832,750 | $487,900 | National floor |
| Madison County | $541,287 | $832,750 | $414,800 | National floor |
| Boundary County | $541,287 | $832,750 | $410,500 | National floor |
| Jefferson County | $541,287 | $832,750 | $408,400 | National floor |
| Custer County | $541,287 | $832,750 | $381,700 | National floor |
| Adams County | $541,287 | $832,750 | $376,500 | National floor |
| Franklin County | $541,287 | $832,750 | $372,600 | National floor |
| Bonneville County | $541,287 | $832,750 | $368,800 | National floor |
| Latah County | $541,287 | $832,750 | $368,600 | National floor |
| Payette County | $541,287 | $832,750 | $341,800 | National floor |
| Twin Falls County | $541,287 | $832,750 | $337,900 | National floor |
| Nez Perce County | $541,287 | $832,750 | $334,700 | National floor |
| Lemhi County | $541,287 | $832,750 | $326,100 | National floor |
| Elmore County | $541,287 | $832,750 | $316,500 | National floor |
| Fremont County | $541,287 | $832,750 | $314,200 | National floor |
| Idaho County | $541,287 | $832,750 | $310,200 | National floor |
| Bannock County | $541,287 | $832,750 | $300,700 | National floor |
| Benewah County | $541,287 | $832,750 | $293,500 | National floor |
| Bingham County | $541,287 | $832,750 | $293,300 | National floor |
| Cassia County | $541,287 | $832,750 | $284,600 | National floor |
| Washington County | $541,287 | $832,750 | $278,100 | National floor |
| Bear Lake County | $541,287 | $832,750 | $275,000 | National floor |
| Oneida County | $541,287 | $832,750 | $272,000 | National floor |
| Jerome County | $541,287 | $832,750 | $271,800 | National floor |
| Clearwater County | $541,287 | $832,750 | $268,200 | National floor |
| Shoshone County | $541,287 | $832,750 | $267,400 | National floor |
| Minidoka County | $541,287 | $832,750 | $262,600 | National floor |
| Gooding County | $541,287 | $832,750 | $250,900 | National floor |
| Caribou County | $541,287 | $832,750 | $241,500 | National floor |
| Lewis County | $541,287 | $832,750 | $225,300 | National floor |
| Butte County | $541,287 | $832,750 | $217,600 | National floor |
| Clark County | $541,287 | $832,750 | $216,900 | National floor |
| Power County | $541,287 | $832,750 | $212,900 | National floor |
- Teton $1,249,125$1,249,125
- Blaine $759,000$832,750
- Camas $759,000$832,750
- Lincoln $759,000$832,750
- Valley $615,250$832,750
- Ada $586,500$832,750
- Boise $586,500$832,750
- Gem $586,500$832,750
- Canyon $586,500$832,750
- Owyhee $586,500$832,750
- Kootenai $572,700$832,750
- Bonner $541,287$832,750
- Madison $541,287$832,750
- Boundary $541,287$832,750
- Jefferson $541,287$832,750
- Custer $541,287$832,750
- Adams $541,287$832,750
- Franklin $541,287$832,750
- Bonneville $541,287$832,750
- Latah $541,287$832,750
- Payette $541,287$832,750
- Twin Falls $541,287$832,750
- Nez Perce $541,287$832,750
- Lemhi $541,287$832,750
- Elmore $541,287$832,750
- Fremont $541,287$832,750
- Idaho $541,287$832,750
- Bannock $541,287$832,750
- Benewah $541,287$832,750
- Bingham $541,287$832,750
- Cassia $541,287$832,750
- Washington $541,287$832,750
- Bear Lake $541,287$832,750
- Oneida $541,287$832,750
- Jerome $541,287$832,750
- Clearwater $541,287$832,750
- Shoshone $541,287$832,750
- Minidoka $541,287$832,750
- Gooding $541,287$832,750
- Caribou $541,287$832,750
- Lewis $541,287$832,750
- Butte $541,287$832,750
- Clark $541,287$832,750
- Power $541,287$832,750
One unit. For 2- to 4-unit homes, each county page has the full table. Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD) (external site)
Down payment help
Idaho programs for buyers
1 verified program that put money toward the down payment or closing costs, or give a tax credit. With the source wording and the date we checked it.
Some help is a grant you never repay; other help is a second loan that is forgiven over the years or repaid when you sell. Each program’s tag says which kind it is.
See all programs-
Idaho Housing Down Payment and Closing Cost Assistance
Verified November 5, 2026
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
- Repayable
What the state publishes
Idaho rules that change the math
Exemptions that lower property tax and taxes paid when the deed is recorded, summarized from the official page each one cites.
Property tax in IdahoExemptions and caps
-
Homeowner’s exemption
If you own a home (including a manufactured home) and live in it as your primary residence, you could qualify for this exemption for the home and up to one acre of land. It exempts 50 percent of the value of the home and up to one acre of land from property tax, up to a maximum of $125,000. You apply at your county assessor’s office, which decides if you qualify. Once approved, it lasts until the home’s ownership changes or you no longer use it as your primary residence.
Idaho State Tax Commission · Verified October 24, 2026
-
Property Tax Reduction program
You might qualify for this program in 2027 if all of these apply: your total 2026 income, after deducting medical expenses, was $40,030 or less; you were 65 or older, blind, widowed, disabled, a former POW or hostage, or a motherless or fatherless child under 18; you owned and lived in a home in Idaho as your primary residence before April 15, 2027; and the property has a current homeowner’s exemption. The income limit changes each year.
Idaho Code title 63, chapter 7 (Property Tax Relief) · Idaho State Tax Commission · Verified October 24, 2026
Your next steps
Where to go next in Idaho
What you can do today, free and without giving personal information. Go in order: your numbers first, then the help.
- Run the numbers with your figures
The Idaho calculator already has the typical value, the average rate and the state’s property tax.
- Check whether you qualify for help
Each program says what it gives, who qualifies and when we checked it.
- Talk to a counselor for free
10 HUD-approved agencies help you prepare to buy; 6 say they serve in Spanish.
- Follow the steps to buy a home
From the budget to the keys, in order.
Frequently asked questions
How much down payment do I need for a typical home in Idaho?
For a $418,600 home (typical value, Average 2020–2024), the FHA minimum (3.5%) is $14,651 and the conventional minimum (3%) is $12,558. VA and USDA ask no down payment if you qualify. State programs can cover part of it.
Are there high-cost counties in Idaho?
Yes. In 2026 data, 11 of the 44 counties in Idaho have an FHA limit above the national floor ($541,287); the highest is Teton County ($1,249,125).
What is the conforming loan limit in Idaho?
In 2026 data, the conforming limit for one unit runs from $832,750 to $1,249,125 depending on the county in Idaho: the most Fannie Mae and Freddie Mac will buy. Above it, the loan is a “jumbo” and each lender sets its own terms.
What would the monthly payment be on a typical home in Idaho?
With $418,600, the FHA minimum down payment ($14,651) and the 7.18% average rate (November 5, 2026), principal and interest over 30 years comes to about $2,736 a month. Tax, insurance and mortgage insurance are missing: the calculator adds them.
What down payment help is there in Idaho?
We have verified 1 state program in Idaho that put money toward the down payment or closing costs, or give a tax credit. Each shows the source wording, who qualifies and the date we checked it.