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Key Takeaways for Idaho Home Buyers:

Here's what you need to know to get started if you’re looking at buying in the Gem State.

Average Home Prices in Idaho

As of April 2025, the median sale price for a single-family home in Idaho is $480,500.

Average home price:

  • Boise: $511,250
  • Idaho Falls: $395,660
  • Caldwell: $398,436
  • Post Falls: $371,430

Source: zillow.com/home-values

Average Home Size in Idaho

The average size for a single-family home in Idaho is approximately 1,919 square feet.

Average home size:

  • Boise: 2,240 square feet
  • Idaho Falls: 2,832 square feet
  • Caldwell: 2,333 square feet
  • Post Falls: 2,333 square feet

Source: https://fred.stlouisfed.org/

Idaho State Taxes

  • Idaho's state income tax is progressive, ranging from 0% to 5.8% as of 2025, depending on your taxable income.
  • The average Idaho property tax rate is about 0.63% of your home’s assessed value—lower than the national average.
  • Idaho's sales tax is 6% statewide, with local option taxes that can raise the total rate to roughly 9% in certain resort areas.

How Much Can You Afford in Idaho?

Ideal
Monthly Payment:
$750.00

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$750.00
$1050
$1350

Mortgage Questions?
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By submitting this form, I/we agree to your Privacy Policy, Email and Mobile Policy, Terms of Use and authorize Churchill Mortgage Corporation and/or their Preferred Provider for our area and/or The Churchill Agency to receive the above information to assist in obtaining a home loan.

I/we also authorize Churchill Mortgage Corporation, The Churchill Agency and/or their Preferred Provider for our area to contact us regarding but not limited to mortgage and insurance services and products via telephone, mobile phone (including through automated dialing), and/or email, even if telephone numbers or email I/we provide are on any Do Not Call/Contact Registry, such as corporate, state, or the National Do Not Call Registry. The submission of this form does not constitute in any way a formal loan application or a commitment for a loan. By communicating with us by phone, you consent to calls being recorded and monitored. By participating, you consent to receive SMS text messages sent by an automatic telephone dialing system. Message and data rates may apply. Message frequency may vary. Text the word HELP to 615-488-4941 for more information. You can opt out by responding STOP at any time. For more information, read our Privacy Policy, Mobile Policyand Terms & Conditions. Consent to these terms is not a condition of purchase.

Your answer will NOT negatively affect your mortgage application. Your answer does not mean the Lender or Other Loan Participants agree to communicate or provide documents to you in your preferred language. However, it may let them assist you or direct you to persons who can assist you. Language assistance and resources may be available through housing counseling agencies approved by the U.S. Department of Housing and Urban Development. To find a housing counseling agency, contact one of the following Federal government agencies. U.S. Department of Housing and Urban Development (HUD) at (800)569-4287 or www.hud.gov/counseling

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Idaho Down Payment Assistance Programs

Idaho Down Payment and Closing Cost Assistance

Idaho Housing and Finance Association (IHFA) offers assistance to help eligible home buyers with upfront costs through a second mortgage option.

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More about this program
  • Assistance of up to 7% of the home’s sales price for down payment and/or closing costs
  • Structured as a second mortgage with a fixed interest rate (2% higher than the first mortgage), amortized over 15 years
  • Borrowers must contribute at least 0.5% of the sales price from their own funds
  • Available to first-time and repeat home buyers
  • Household income must be $170,000 or less
  • Completion of a 'Finally Home!' home buyer education course is required

National Homebuyers Fund FHA Program

This down payment assistance program helps buyers get into a home with little to no upfront cost, offering up to 101.5% financing through an FHA first mortgage and a second lien.

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More about this program
  • FHA loan covers 96.5% of the purchase price
  • Second lien covers 3.5% or 5% for down payment or closing costs
  • Minimum credit score: 600 (660 for manual underwriting)
  • No first-time buyer requirement
  • No max DTI with DU/LP approval
  • Home buyer education required (Fannie Mae HomeView – free online)
  • Non-occupant co-borrowers allowed
  • Eligible properties: Single-family homes, duplexes (2 units), PUDs, condos (agency approved), townhomes, manufactured homes allowed (except single-wides)

National Community Lending Program

This program supports low- to moderate-income buyers with down payment assistance and flexible financing to make homeownership more accessible.

purchase-g-radio
More about this program
  • 30-year fixed-rate conventional mortgage
  • Second lien offers up to 4% for down payment assistance
  • Max LTV/CLTV: 97% / 105%
  • Income limit: Up to 140% of area median income (AMI)
  • Minimum credit score: 660
  • DTI: Lesser of 50% or AUS approval
  • Eligible properties: Single-family detached or attached homes, single-family homes with accessory units (must be zoned single-family), PUDs and condominiums, rural properties (must be residential in nature)

Churchill Mortgage is an approved lender for these down payment assistance programs. Contact us today to see if you qualify!

Frequently Asked Questions

Check our FAQs for responses to our most popular questions from Idaho Home Buyers.

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How Much Should I Budget for Closing Costs in Idaho?

Home buyers in Idaho typically spend between 2% and 5% of the home's purchase price on closing costs. This means that for a $400,000 home, costs could range from $8,000 to $20,000.

These expenses may include lender fees, appraisal and inspection charges, title services, recording fees, and prepaid items like taxes and insurance. If you’re using a down payment assistance program, some of these costs might be covered to help reduce your out-of-pocket expenses.

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What Are the Most Popular Home Loan Types in Idaho?

If you’re buying a home in Idaho, it’s helpful to understand the most common types of mortgage loans available. Whether you're a first-time buyer or looking to move up, these are the most popular options:

  • Conventional Loans – Require 3–5% down and a credit score of 620 or higher. These loans are ideal for well-qualified buyers and often come with lower rates.

  • FHA Loans – Backed by the Federal Housing Administration, these are popular with first-time buyers thanks to their 3.5% down payment requirement and flexible credit criteria.

  • VA Loans – Available to eligible veterans and active-duty service members. These offer no down payment and no private mortgage insurance (PMI).

  • USDA Loans – Designed for rural and suburban areas, these offer 100% financing and are income-restricted.

  • Idaho Housing Loans – Provided through the Idaho Housing and Finance Association (IHFA), these loans often include down payment assistance and are available to both first-time and repeat buyers.

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How Can I Find a Trusted Local Idaho Realtor to Work With?

Churchill Mortgage's experienced Home Loan Specialists work closely with a network of trusted, local real estate agents across the state of Idaho. Just ask for a referral and we'll provide you with a professional who is committed to finding the right home for you.

 
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How Do Schools Rank in Idaho?

Idaho offers a range of high-quality public school districts and standout magnet programs known for excellent academic performance and student support:

  • McCall‑Donnelly School District – Ranked #1 in Idaho for its supportive teachers and strong academic environment. 

  • Troy School District – Recognized for preparing students well for college with a strong small-school culture.

  • Moscow School District – Praised for its extracurricular offerings despite limited facilities.

  • West Ada School District (Meridian/Boise) – Among the state’s largest and most diversified districts, earning high marks for teaching quality. 

  • Boise School District – Home to award-winning programs, including magnet schools such as the Treasure Valley Math & Science Center and nationally ranked Boise High.

For detailed school ratings, test scores, and district performance, check the Idaho School Report Card.

Reviews from Idaho Home Buyers

★ ★ ★ ★ ★

"My loan officer was amazing to work with. She is very knowledgeable and willing to help you get the best deal possible. She always kept us in the loop and informed every step of the way."

Sadie J.
Ammon, ID
★ ★ ★ ★ ★

"My loan officer was professional, very helpful in guiding us through the maze of documents that are now required in obtaining a home mortgage loan. She was on top of everything we needed to do, excellent communication and brought our purchase close to a quick and very satisfying conclusion. Great work!"

Lindy M.
Meridian, ID
★ ★ ★ ★ ★

"Kellie was amazing from very beginning! Very communicative, friendly, and bent over backwards to make our dreams come true! Thank you so much for everything!"

Beverly M.
Caldwell, ID

4.9 / 5

gold star gold star gold star gold star gold star

Top Rated Loan Advisors Across the U.S.

Served over 100,000+ happy homeowners!

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Idaho Branch Locations

Coeur D Alene, ID

406-544-1013

Visit the Branch Website

1110 W Park Pl, Suite 310 Coeur d'Alene, ID  

Nampa, ID

208-484-1619

Visit the Branch Website

5680 East Franklin Rd., Suite 220 Nampa, Idaho

McCall, ID

208-630-3650

Visit the Branch Website

401 S 3rd Street, McCall, Idaho

Boise, ID

(208) 472-8877

Visit the Branch Website

3597 East Monarch Sky Ln, Suite 245, Meridian, ID 

Churchill Loan Officers in Idaho

Conforming and high balance allowed. Cooperative housing not eligible. Not all applicants will qualify. Not a commitment to lend. Other restriction or limitations to any program may apply.

This calculator is being provided for educational purposes only. The provided values for interest rates are examples only and do not reflect Churchill Mortgage Product terms & offers. The results are estimates that are based on information you provided and may not reflect Churchill Mortgage Product terms. The information cannot be used by Churchill Mortgage to determine a customer's eligibility for a specific product or service. All financial calculators are provided by a third-party and are not controlled by or under the control of Churchill Mortgage. Churchill Mortgage is not responsible for the content, results, or the accuracy of information.

These calculations are hypothetical examples designed to for illustration purposes only. Consult a Home Loan Specialist for more specific information regarding payments, terms, etc.

As a responsible lender, Churchill Mortgage is committed to the principles outlined in federal and state lending laws ensuring all potential borrowers have access to the same information, services, and opportunities throughout the home loan process.