Idaho FHA Loan Requirements 2026
2026 FHA loan limits for all 44 Idaho counties, including the higher Boise metro, Hailey-area, Kootenai, Valley and Teton County figures, one-to-four unit limits, credit and down payment rules, how FHA mortgage insurance is calculated, and how IHFA assistance pairs with an FHA first mortgage.
Idaho FHA Loan Limits by County (2026)
FHA sets its limits by county and by the number of units in the property. In Idaho, 33 counties sit at the CY2026 national floor, and eleven counties in five areas are held above it, up to the national ceiling in Teton County.
| County Group | One Unit | Two Units | Three Units | Four Units |
|---|---|---|---|---|
| 33 Idaho counties (national floor) | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Kootenai (Coeur d’Alene area) | $572,700 | $733,150 | $886,200 | $1,101,350 |
| Ada, Boise, Canyon, Gem, Owyhee (Boise City metro) | $586,500 | $750,800 | $907,550 | $1,127,900 |
| Valley | $615,250 | $787,650 | $952,050 | $1,183,200 |
| Blaine, Camas, Lincoln (Hailey area) | $759,000 | $971,650 | $1,174,500 | $1,459,650 |
| Teton (Jackson, WY-ID area) | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
Confirm any county before relying on it at the HUD FHA Mortgage Limits lookup, selecting Limit Type “FHA Forward” and Limit Year CY2026.
FHA Requirements in Idaho
FHA rules are federal, so they do not change between Idaho and any other state. What changes is the loan limit and the price of the homes you are applying them to.
| Requirement | Standard | Notes |
|---|---|---|
| Minimum down payment | 3.5% | At 580 or above; 10% below that |
| Credit score | 580 (practical lender threshold) | Lenders commonly overlay higher than FHA’s own floor |
| Occupancy | Primary residence | Not available for investment purchases |
| Property standards | Must meet HUD minimum property requirements | Appraiser checks condition as well as value |
| Mortgage insurance | Required | Both upfront and annual — see below |
| Loan limit | $541,287 in 33 counties | Up to $1,249,125 in Teton County |
FHA Mortgage Insurance Premiums (MIP)
Every FHA loan carries two mortgage insurance charges: one paid at closing and one spread across the monthly payment. These are national figures set by HUD, not Idaho figures.
| Premium | Rate | How It Is Paid |
|---|---|---|
| Upfront (UFMIP) | 1.75% of the base loan amount | Usually financed into the loan |
| Annual, base loan up to $726,200, LTV above 95% | 55 basis points | Monthly, for the life of the loan |
| Annual, base loan up to $726,200, LTV above 90% up to 95% | 50 basis points | Monthly, for the life of the loan |
| Annual, base loan up to $726,200, LTV 90% or below | 50 basis points | Monthly, for 11 years |
| Annual, base loan above $726,200, LTV above 95% | 75 basis points | Monthly, for the life of the loan |
| Annual, base loan above $726,200, LTV above 90% up to 95% | 70 basis points | Monthly, for the life of the loan |
| Annual, base loan above $726,200, LTV 90% or below | 70 basis points | Monthly, for 11 years |
These rates apply to loans with a term longer than 15 years. For one-unit homes, the higher bands come into play in Idaho only in the Hailey area and Teton County, where the county limit exceeds $726,200; two- to four-unit limits exceed it in more counties. Source: HUD Mortgagee Letter 2023-05.
FHA vs. Conventional in Idaho
With Idaho’s conforming limit at $832,750 in 43 counties and the FHA floor at $541,287, conventional financing usually reaches higher. In Teton County both limits sit at $1,249,125.
| Factor | FHA | Conventional |
|---|---|---|
| Minimum down payment | 3.5% | 3% for qualifying first-time buyers |
| Practical credit threshold | 580 | 620 |
| Mortgage insurance | Upfront plus annual; annual often for the life of the loan | Private mortgage insurance, cancellable at 20% equity |
| 2026 Idaho limit | $541,287 in 33 counties; up to $1,249,125 | $832,750 in 43 counties; $1,249,125 in Teton |
| Property condition | Must meet HUD minimum property requirements | Appraisal focused on value |
| Best suited to | Thinner credit, limited savings | Stronger credit, or avoiding permanent mortgage insurance |
Combining FHA with IHFA Programs
An FHA loan and IHFA assistance are not alternatives — IHFA offers FHA versions of its home loans, and its down payment assistance second can sit alongside them.
| IHFA Program | Works With FHA | What It Adds |
|---|---|---|
| IHFA FHA first mortgage | Yes | FHA loan made through an IHFA lending partner |
| Down payment and closing cost assistance | Yes | Second mortgage up to 8% of the lesser of the sales price or appraised value, 15-year fixed |
Pairing FHA with IHFA means meeting both sets of rules: FHA’s down payment and property standards, and IHFA’s income limit — $170,000 for most products, or the county limit for First Loan. Check your county with the Idaho Housing and Finance Association before you assume both will clear.
