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County in Idaho

Nez Perce County, Idaho

Nez Perce County, in Idaho, has 42,697 residents: No. 10 of 44 by population. Nez Perce County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $334,700. HUD's Fair Market Rent for a 2-bedroom apartment is $1,234 a month; to pay it without spending more than 30% of your income, you need to earn about $23.73 an hour.

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  • Typical home price

    $334,700

    −20% vs. Idaho Same as the U.S.

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

    • Nez Perce
    • Idaho
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,234 a month

    −10% vs. Idaho −29% vs. U.S.

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

    • Nez Perce
    • Idaho
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

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

    • Nez Perce
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.78% of value per year

    +59% vs. Idaho −17% vs. U.S.

    $2,609 a year for the typical owner

    • Nez Perce
    • Idaho
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$390,046
2.5% more than 12 months ago
Typical rent
$1,661 a month

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 Nez Perce County today?

The monthly payment on a typical home with FHA would be about $2,731, that is, 45% of the typical household income in Nez Perce County. For that payment to be 28% of income, a household would need to earn about $117,058 a year; the typical income here is $72,599. Homes here are worth 20% less than the average across Idaho. The typical property tax is $2,609 a year (about 0.78% of home value), higher than in Idaho.

Sources: U.S. Census Bureau (Average 2020–2024).

Only here

What sets Nez Perce County apart

  1. Of the 44 counties in Idaho, Nez Perce County has the highest effective property tax rate: 0.78%.

  2. Nez Perce County has the highest typical rent in its area: $1,015, more than any of its 6 neighboring counties; next is Shoshone County ($943).

  3. Among the neighboring counties, Lewis County has the lowest typical home value ($225,300), 33% below the $334,700 in Nez Perce County.

  4. From 2020 to 2025, home prices in Nez Perce County rose 57% on FHFA's index, about the same as in Idaho (57%).

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

The homes here

Housing in Nez Perce County

What homes there are in Nez Perce 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

In Nez Perce County, 7 in 10 homes are single-family detached houses; in Idaho, 7.

Mobile homes are 10% of homes in Nez Perce County, more than in Idaho (7%).

Year built

The typical home in Nez Perce County was built in 1973, 18 years before the typical one in Idaho.

There are fewer big homes in Nez Perce County than in Idaho: 62% have 3 bedrooms or more, against 70%.

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

By price, most homes in Nez Perce County sit under the FHA limit for this county ($541,287): about 87%.

Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($1,234), about 66% of rented homes in Nez Perce County cost less.

With a mortgage

$1,664 a month

Idaho: $1,687 a month

Without a mortgage

$545 a month

Idaho: $493 a month

Owners with a mortgage

58%

Idaho: 62%

In Nez Perce County, 58% of owners have a mortgage; their typical cost is $1,664 a month, about the same as in Idaho.

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

From 2015–2019 to 2020–2024, the typical home value in Nez Perce County rose 75%; in Idaho, it rose 97%.

Since 2015–2019, the typical rent in Nez Perce County rose 40%, less than in Idaho (45%).

The typical household income in Nez Perce County rose 25%: less than home values (+75%) and rent (+40%).

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

MeasureNez Perce CountyIdahoUnited States
Rental vacancy Unreliable estimate3.9%5.5%
Homeowner vacancy Unreliable estimate0.7%0.9%
More than one person per room 1.9%3.1%3.4%
People per household 2.402.642.53
Drive alone 80%73%69%
Carpool 7%9%9%
Public transit Unreliable estimate1%3%
Walk or bike 2%3%3%
Work from home 9%13%15%
Other means Unreliable estimate1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes

In Nez Perce County, 1.9% of households live with more than one person per room, against 3.1% in Idaho.

On average, a household in Nez Perce County has 2.40 people, fewer than in Idaho (2.64).

The car rules in Nez Perce County: 80% of workers drive to work alone, and the typical trip takes 10 to 19 minutes.

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 Nez Perce County?

A typical home costs more than the typical income allows

We start with a typical home of $334,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 45% of the typical household income here, which is $72,599 a year. For that payment to be 28% of income, a household would need to earn about $117,058 a year.

Your numbers

Local data
$

Starts at the typical home value in Nez Perce 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 $11,715 (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

$2,731

at 7.18% · 30 years

Loan amount
$328,637
Total interest
$472,832
Paid off in
November 2056

Includes $5,652 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,694 a month

  • Tight

    $1,694 to $2,178 a month

  • Hard

    more than $2,178 a month

    Your payment · 45%

Compared with the typical household income in Nez Perce County ($72,599 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,731
Principal & interest$2,226
Property tax$218
Home insurance$140
FHA mortgage insurance (MIP)$148

You need at least $11,715 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 Nez Perce County

Here you'll see how prices have changed, how Nez Perce 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 Nez Perce County rose 106% 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 +0.9% +2.3% +2.9%
5 years (2020–2025) +57% +57% +47%
10 years (2015–2025) +106% +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

Nez Perce 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
  • Nez Perce $334,700
  • Idaho $418,600
  • United States $332,700
Typical rent a month
  • Nez Perce $1,015
  • Idaho $1,238
  • United States $1,413
Typical household income a year
  • Nez Perce $72,599
  • Idaho $77,800
  • United States $80,734
See the full table
Nez Perce compared with Idaho and the United States
MeasureHereIdahoU.S.
Residents42,6971,934,262334,922,499
Typical home value$334,700$418,600$332,700
Typical household income$72,599$77,800$80,734
Typical rent$1,015$1,238$1,413
Fair Market Rent (2 bedrooms)$1,234$1,367$1,750
Hourly wage to rent a 2-bedroom$23.73$26.29$33.65
Typical property tax$2,609$2,038$3,119
Effective tax rate0.78%0.49%0.94%
Households that own their home70%72%65%
Renters spending 30% or more on rent44%47%51%
FHA limit (1 unit)*$541,287$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 Nez Perce County

For a typical $334,700 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 $2,731 $11,715 $328,638 7.18% FHA MIP · $148 $21,756 580
Conventional, 5% down $2,670 $16,735 $317,965 7.18% PMI · $159 $26,776 620*
Conventional, 20% down, no PMI $2,171 $66,940 $267,760 7.18% None $76,981 620*
ITIN, 15% down (example) $2,480 $50,205 $284,495 8.18% None $60,246 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.

How much house can I afford? Closing costs

Loan limits

FHA loans in Nez Perce County use the national floor limit: it isn't a high-cost area. 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 $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

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

Taxes and risks

Property tax and flooding in Nez Perce 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 Nez Perce County, the typical owner pays $2,609 a year: about 0.78% of the home's value. That is more than the rest of Idaho and less than the national average.

  • Nez Perce 0.78%
  • 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?

FEMA’s maps count no homes in high-risk flood zones in Nez Perce County. That does not mean there is no risk: some areas have no map. Check your address.

  • 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 Nez Perce County

The natural hazards FEMA measures in Nez Perce 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)

FEMA rates the natural hazard risk in Nez Perce County as very low.

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

In all, FEMA estimates natural hazards cause about $15.1 million in losses a year in Nez Perce County, across buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $11.9 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $11.9 million a year
  2. WildfireRelatively moderate $1.7 million a year
  3. EarthquakeVery low $156,327 a year
  4. TornadoVery low $19,011 a year
  5. Winter weatherVery low $521 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

The home energy code (IECC) puts Nez Perce County in zone 5B: 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$37.08$22.06 and $50.28
Plumbers, pipefitters and steamfitters$26.56$18.46 and $52.61
Heating, air conditioning and refrigeration mechanics$23.98$18.01 and $34.73
Carpenters$27.61$18.89 and $36.11
Maintenance and repair workers, general$24.04$16.93 and $49.44

According to BLS, an electrician earns about $37.08 an hour in the Lewiston, ID-WA area; a plumber, about $26.56.

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

BLS publishes no wages for roofers and painters in this area.

Need help paying for a repair?

Renting

Renting in Nez Perce County

The typical rent in Nez Perce County is $1,015 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

44% of renter households in Nez Perce County spend 30% or more of their income on housing. 22% 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 $938 $18.04 $37,520
1 bedroom $943 $18.13 $37,720
2 bedrooms $1,234 $23.73 $49,360
3 bedrooms $1,709 $32.87 $68,360
4 bedrooms $2,028 $39.00 $81,120

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

Free help in Nez Perce County

Programs and counseling in Nez Perce County

There is 1 HUD-approved housing counseling agency in Nez Perce 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 Nez Perce County

None of the 1 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

HUD lists no public housing authority based in Nez Perce County. The authority of a nearby county or the state may serve this area.

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 Nez Perce County. The full list is on the Idaho counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Idaho Housing and Finance Association--Lewiston Branch Office

    2338 Nez Perce Dr, Lewiston

    • Mortgage delinquency and default
    • Homelessness services
    • and 4 more
    (208) 743-0251
See every agency in Idaho

Places

Cities in Nez Perce County

This site has no city pages of Nez Perce County. The neighboring counties are below.

See all 1 cities of Nez Perce County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Nez Perce 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 Nez Perce County in 2026?

Nez Perce County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Nez Perce County?

Nez Perce 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 Nez Perce County?

The typical home value in Nez Perce County is $334,700 (Average 2020–2024, U.S. Census). Across Idaho it's $418,600.

How much does it cost to rent in Nez Perce County?

Nez Perce County has a typical rent of $1,015 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,234 (Fiscal year 2027).

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

About $23.73 an hour working full time (2,080 hours a year), or $49,360 a year, so the fair market rent of $1,234 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).