Idaho Mortgage Guides 2026
This complete Idaho mortgage guide covers 2026 FHA loan limits across all 44 counties, including the Boise metro, Hailey-area, Kootenai, Valley and Teton County limits above the national floor, Idaho Housing and Finance Association loans and down payment assistance, USDA income limits for the five Idaho areas above the base, VA guidance for Mountain Home Air Force Base and Idaho veterans, and a closing cost breakdown built on Idaho’s statutory recording fees — in one place.
Everything You Need for an Idaho Home Purchase
Six in-depth guides covering every stage of buying a home in Idaho — from choosing a loan program to knowing exactly what you will pay at the closing table.
Idaho Mortgage Guide
FHA and conforming loan limits county by county, a side-by-side loan program comparison, Idaho property taxes and the homeowner’s exemption, and how the state’s housing markets shape your financing options.
Read guide →Idaho First-Time Home Buyer Guide
IHFA’s First Loan and down payment assistance explained, the $170,000 income cap, county-by-county First Loan income and sales price limits, and the targeted counties that waive the first-time buyer rule.
Read guide →Idaho FHA Loan Requirements
2026 FHA limits for all 44 Idaho counties, the higher Boise metro, Hailey-area, Kootenai, Valley and Teton County limits, one-to-four unit figures, credit and down payment rules, and how FHA mortgage insurance works.
Read guide →Idaho VA Loan Requirements
VA entitlement and why full entitlement carries no loan cap, the 2026 funding fee tables and exemptions, Idaho military installations, and how VA pairs with IHFA down payment assistance.
Read guide →Idaho USDA Loans
FY2026 USDA income limits including the five Idaho areas above the base limit, how to check an address for eligibility, guarantee fees, and how zero-down USDA compares with FHA.
Read guide →Idaho Closing Costs Guide
Idaho’s statewide recording fees for deeds and mortgages, title and escrow practice, how the closing process runs, and a fee-by-fee breakdown for Idaho buyers.
Read guide →Key Idaho Mortgage Guide Facts
FHA Loan Limits (2026)
- 33 of 44 counties: $541,287
- Boise metro (Ada, Boise, Canyon, Gem, Owyhee): $586,500
- Teton County: $1,249,125
- Conforming limit, 43 of 44 counties: $832,750
- HUD FHA mortgage limits lookup
Down Payment Assistance
- IHFA assistance: up to 8% of the lesser of the sales price or appraised value
- Second mortgage: 15-year fixed, first mortgage rate plus 2.00%
- Buyer contribution as little as $500
- Household income up to $170,000
- Finally Home! homebuyer education required
- Idaho Housing and Finance Association
Property Taxes
- Est. effective rate: 0.49%
- Median annual real estate tax bill: $2,038
- Median owner-occupied home value: $418,600
- Homeowner’s exemption: 50% of value, up to $125,000
- Census ACS 2020–2024 5-year table B25103
Closing Cost Highlights
- Recording a deed: $15 (up to 30 pages)
- Recording a mortgage or trust deed: $45 (up to 30 pages)
- Reconveyance or release: $15
- Each page beyond 30: $3
- Idaho Code § 31-3205
Buying or Refinancing in Idaho?
Idaho’s loan limits move a long way from county to county — from the $541,287 national floor to the $1,249,125 ceiling in Teton County — and IHFA sets First Loan income and sales price limits county by county, with targeted counties waiving the first-time buyer rule. Knowing which of those apply to you changes what you can afford.
- ✓ Confirm current programs and limits at Idaho Housing and Finance Association
- ✓ Check your county’s FHA limit and whether it is an IHFA targeted county
- ✓ Apply for the homeowner’s exemption with your county assessor after you move in
- ✓ Compare IHFA assistance against a straight FHA or USDA loan
Coming soon · No obligation · Educational first
Idaho Advisor Network — Coming Soon
We currently connect buyers with licensed mortgage advisors in Florida and Utah. Idaho is on our expansion list. In the meantime, our Idaho guides and the official program links above have everything you need to research your purchase.
Join the Idaho Waitlist