Idaho Mortgage Guide 2026
Everything an Idaho buyer needs in one place: 2026 FHA and conforming loan limits across all 44 counties, including the eleven counties above the national FHA floor, Idaho Housing and Finance Association loans and down payment assistance, how Idaho property taxes and the homeowner’s exemption work, and a closing cost breakdown built on the state’s statutory recording fees.
Idaho Loan Limits by County (2026)
The 2026 conforming loan limit is $832,750 in 43 of the 44 counties, and Teton County is the one high-cost conforming area at $1,249,125. FHA varies more: 33 counties sit at the national floor of $541,287, while eleven counties across five areas are held higher, up to the national ceiling in Teton County.
| County | Conforming Limit | FHA Limit | Notes |
|---|---|---|---|
| Teton | $1,249,125 | $1,249,125 | Jackson, WY-ID area — national ceiling for both limits |
| Blaine, Camas, Lincoln | $832,750 | $759,000 | Hailey area |
| Valley | $832,750 | $615,250 | Non-metro county above the FHA floor |
| Ada, Boise, Canyon, Gem, Owyhee | $832,750 | $586,500 | Boise City metro area |
| Kootenai | $832,750 | $572,700 | Coeur d’Alene area |
| All other 33 counties | $832,750 | $541,287 | National FHA floor |
FHA limits come from HUD and conforming limits come from FHFA — they are set by different agencies and are different numbers. Verify any county before you rely on it at the HUD FHA Mortgage Limits lookup. Figures above are CY2026, retrieved September 2026.
Comparing Idaho Loan Programs
Most Idaho buyers choose between five routes. The credit scores below are practical lender thresholds rather than published program minimums — several agencies set no score floor at all, and the number you meet in practice is an overlay applied by the lender.
| Program | Min Down | Min Credit | Best For |
|---|---|---|---|
| FHA | 3.5% | 580 | Buyers with thinner credit or limited savings |
| VA | 0% | 580–620 (lender overlay) | Veterans, active duty, and eligible spouses |
| USDA | 0% | 640 (lender overlay) | Rural and small-town Idaho within income limits |
| Conventional | 3%–20% | 620 | Stronger credit; avoids FHA mortgage insurance for life of loan |
| Jumbo | Varies by lender | Varies by lender | Loans above $832,750 — above $1,249,125 in Teton County |
| IHFA First Loan | Follows underlying loan type | Follows underlying loan type | First-time buyers within IHFA county income and sales price limits |
USDA’s own program flyer states there is no minimum credit score, although a lender or investor may require one, and VA likewise sets no minimum score. Treat every score in this table as a lender overlay, not a rule.
Idaho Housing and Finance Association (IHFA)
The Idaho Housing and Finance Association is Idaho’s housing finance agency. Buyers work with one of its lending partners rather than with IHFA directly, and IHFA sets the loan products, the income and sales price limits, and the assistance terms. Its home loans come in conventional, Rural Development, FHA and VA versions.
| Program | Who It Is For | Key Terms |
|---|---|---|
| First Loan (tax-exempt) | First-time buyers, except in targeted counties | County income and sales price limits |
| HFA Preferred (conventional) | Eligible buyers | Household income at or below $170,000 |
| Down payment and closing cost assistance | Eligible buyers using an IHFA first loan | Second mortgage up to 8% of the lesser of the sales price or appraised value |
Down payment assistance
IHFA’s assistance covers up to 8% of the lesser of the sales price or appraised value toward the down payment, closing costs, or both, and a buyer can contribute as little as $500 of their own funds. It is a second mortgage on a 15-year fixed term at the first mortgage rate plus 2.00%, repaid monthly alongside the first mortgage. It is not limited to first-time buyers, but household income must be at or below $170,000 (some loan programs require lower), and Finally Home! homebuyer education is required.
IHFA’s tax-exempt First Loan carries its own income and sales price limits county by county, split into 1–2 person and 3+ person households. In 26 of Idaho’s 44 counties, which IHFA designates as targeted, the first-time buyer requirement for First Loan does not apply. Check your county at the Idaho Housing and Finance Association before assuming you qualify.
Idaho Property Taxes
Idaho’s property taxes are low relative to home values. Dividing the state median annual real estate tax bill of $2,038 by the state median owner-occupied home value of $418,600 gives an estimated effective rate of 0.49%. Source: Census ACS 2020–2024 5-year table B25103.
That 0.49% is an estimated effective rate derived from two separate medians. It is not the median of individual households’ effective rates, and no single Idaho household necessarily pays it. Your actual bill depends on the assessed value of your property, your exemptions, and the combined levies of the districts it sits in.
The homeowner’s exemption
Under Idaho Code § 63-602G, a primary residence and up to one acre of land can be exempted from property tax on the lesser of 50% of its market value or $125,000. You apply with your county assessor, and once approved the exemption lasts until the home changes ownership or stops being your primary residence.
| Home Value | Est. Annual Tax | Monthly Escrow |
|---|---|---|
| $300,000 | $1,470 (Est.) | $123 |
| $400,000 | $1,960 (Est.) | $163 |
| $500,000 | $2,450 (Est.) | $204 |
| $600,000 | $2,940 (Est.) | $245 |
| $750,000 | $3,675 (Est.) | $306 |
Rates vary considerably by county, city and school district. Treat the table above as a planning estimate built from the statewide 0.49% figure, and ask your lender for the actual parcel figure before you commit.
Idaho Closing Costs
The closing charges Idaho sets in law are the county recorder’s fees, and they are the same in every county. Everything else on the closing statement — lender, appraisal, title and escrow charges — is set by the provider.
| Fee | Amount | Set By |
|---|---|---|
| Recording a deed (up to 30 pages) | $15.00 | Idaho Code § 31-3205 |
| Recording a mortgage or trust deed (up to 30 pages) | $45.00 | Idaho Code § 31-3205 |
| Recording a reconveyance or release | $15.00 | Idaho Code § 31-3205 |
| Each page beyond 30 on those instruments | $3.00 | Idaho Code § 31-3205 |
| Lender, appraisal, title and escrow fees | Set by the provider | Compare Loan Estimates |
| Property tax proration | Depends on closing date | Varies |
Recording fees are set statewide by Idaho Code § 31-3205, so they are identical in all 44 counties rather than varying by county recorder.
Idaho Housing Markets
Where you buy in Idaho changes your loan limits and which programs reach you. The table below is a qualitative orientation, not a price guide.
| Area | Market Notes |
|---|---|
| Boise metro | Ada, Boise, Canyon, Gem and Owyhee Counties carry an FHA limit above the national floor. Boise, Canyon, Gem and Owyhee are IHFA targeted counties; Ada is not. |
| Wood River Valley | Blaine, Camas and Lincoln Counties share the Hailey-area FHA limit, one of the highest in the state. Blaine County also carries a USDA income limit above the state base. |
| Teton County | The only Idaho county at the national ceiling for both FHA and conforming loans, with a USDA income limit above the state base. |
| Valley County | A non-metro county whose FHA and USDA limits both sit above the statewide floor and base. |
| Coeur d’Alene area | Kootenai County carries an FHA limit above the floor and is an IHFA targeted county. |
| Eastern Idaho | Bonneville, Bannock and Madison Counties sit at the FHA floor and are not IHFA targeted counties. |
