How to buy a home in Idaho

Idaho’s welcoming community, wide-open skies, and dramatic landscapes attract residents from near and far. While home prices have risen in many areas, especially in fast-growing cities and resort towns, buying a house in Idaho is still a great choice if you want to be near nature.

Whether you already live in Idaho, are relocating for work, or want a change of scenery, buying a home in the state has its own set of considerations. We’ll guide you through what to know so you can begin your home search in the Gem State with confidence.

Idaho’s housing market: At a glance

Understanding the housing market in Idaho

Before beginning your home search, it’s a good idea to understand Idaho’s housing market and how housing prices can vary throughout the state.

The median home price is $510,600

In Idaho, home prices have increased 3.5% compared to October 2024, according to Redfin. Additionally, the median home sale price is a bit higher than the national average, $510,600 compared to $439,917.

You’ll find some areas that are both more and less affordable than Idaho’s state average. Some cities have additional housing inventory and might be more affordable than nearby competitive metros.

• In Nampa, the median home price is $415,300.
• In Boise, the median home price is $539,900.

Neighborhood, home size, unique features, and nearby amenities also influence home prices in different areas. You can use the Rocket Mortgage home affordability calculator to help compare prices to see which cities may fit your budget best.

Market trends and inventory

Idaho has seen a 0.65% decrease in homes for sale compared to last year, but each city differs slightly. Therefore, working with an experienced Idaho real estate agent can help you navigate the market.

Spring and summer are peak shopping seasons

During the spring and summer months in Idaho, more homes tend to hit the market, and buyer demand is higher. Looking for a house in the early fall through winter may mean fewer competing buyers and the potential for better prices, though inventory could be more limited. Ultimately, the best time to buy a home is when you’re financially and emotionally ready.

How to buy a house in Idaho

Now that you know about Idaho’s housing market, we’ll guide you through the steps of buying a house in the state.

Step 1: Check your credit and set a budget

Before you start house hunting, examine your finances, such as your credit score, DTI, and potential budget. You can use the Rocket Mortgage mortgage calculator to see what you could afford each month and how much you should save for your down payment and closing costs.

• Check your credit score
• Find out your debt-to-income ratio
• Save for a down payment
• Plan for closing costs and additional fees
• Finalize your budget

Step 2: Decide on the type of financing you want

There are several loan types to consider, depending on your credit score, down payment amount, and location.

• Conforming conventional loans. These loans are offered by private lenders, who typically require a minimum 3% down payment. If your down payment is lower than 20%, you’ll have to pay private mortgage insurance (PMI).
• Jumbo loans. These conventional loans exceed conforming loan limits. They typically require a higher down payment, credit score, and additional cash reserves.
• FHA loans. This is a government-backed loan through the Federal Housing Administration and offers lower down payments depending on your credit score.
• VA loans. Backed by the Department of Veterans Affairs, these loans are for qualifying service members and surviving spouses and require no down payment.
• USDA loans. Backed by the U.S. Department of Agriculture, these loans are for home buyers in qualifying rural areas, with no down payment requirement. The USDA releases an updated map each year showing which areas are eligible.

Step 3: Apply for preapproval

A mortgage preapproval gives you a clear idea of how much you can borrow when buying a home in Idaho. Having a preapproval early in your search can help you stand out, especially in competitive areas.

During the preapproval process, lenders review your credit score, income, and assets to determine which loans you may qualify for, your potential interest rate in Idaho, and the loan terms. The process typically takes just a few days.

Step 4: Find a real estate agent in Idaho

Choosing a local real estate agent in Idaho makes the homebuying process smoother, as they have a deep understanding of the area. You can find a great real estate agent through sites like Redfin.com or through your family and friends.

In Idaho, dual agency is allowed if both parties have written consent. Dual agency allows one agent to represent both buyers and sellers in the transaction. Be sure to ask your agent before signing a buyer's agent agreement.

Step 5: Start house hunting

After finding a few cities that fit your home buying goals, it’s time to look at homes for sale. Work with your real estate agent to look at homes for sale on the MLS and sites like Redfin to narrow down the homes you want to see in person.

Key factors to consider:

• Proximity of the neighborhood to schools, jobs, and amenities
• Public transit, major roads, and highways
• HOA fees and potential costs
• Costs of property taxes in the city

Step 6: Make an offer and negotiate

Your real estate agent will guide you through making an offer on a house in Idaho. You’ll work together to decide how much to offer, which contingencies to include, and how much to put down as an earnest money deposit. This deposit shows the seller you’re committed to purchasing the home and is typically 1% – 3% of the purchase price, later applied toward your down payment.

It’s important to consider including a home inspection contingency in Idaho. Idaho is a caveat emptor or “buyer beware” state. So, the buyer is responsible for uncovering any issues with the property. Unless asked directly, the seller does not have to disclose any defects with the home, except for issues that might pose a health or safety risk. If there are significant problems from the home inspection, you would be able to back out of the deal and get your earnest money back.

Step 7: Begin the closing process

Now that your offer is accepted, you’ll:

• Submit your earnest money
• Officially apply for a mortgage
• Read through the closing documents
• Schedule the appraisal and inspection
• Prepare for closing day
• Have a final walkthrough

In Idaho, closing costs are typically 3% – 6% of the home’s purchase price. Closing costs can cover loan origination fees, home inspection costs, mortgage points, insurance, property taxes, and escrow fees. 

FAQ about home buying in Idaho

Here are some of the top frequently asked questions about buying a home in Idaho.

How much are property taxes in Idaho?

The effective property tax for Idaho is 0.53%, but local property taxes might differ.

Do I need a real estate agent to buy a home in Idaho?

A great real estate agent can help you find your dream home and navigate the home buying process, but you technically don’t need one to buy a home in Idaho. 

How long does it take to close on a house in Idaho?

In Idaho, it usually takes 30 to 60 days to close on a home. Loan approval and home could affect this timeline.

Are there any specific factors that could affect the home buying process?

Due to river flooding concerns, some areas in Idaho may require you to carry flood insurance.

The bottom line: There’s a home in Idaho waiting for you

Idaho’s home prices are a bit higher than those in other states, but many areas remain affordable. With easy access to nature, open spaces, and a low unemployment rate, it’s an attractive place to live. By working with a trusted real estate agent and preparing your finances, you can feel confident buying a home in Idaho.

If you’re ready to buy a home in the Gem State, start the mortgage approval process with Rocket Mortgage® for a personalized plan that fits your financial goals.

Rocket Mortgage is a VA-approved lender, not endorsed or sponsored by the Dept. of Veterans Affairs or any government agency.

Rocket Mortgage is not acting on behalf of FHA or HUD.

The 3% down payment option is only available on certain conventional loan products and is not available in all states. Additional terms and conditions may apply.

This article is for informational purposes only and is not intended to provide financial, investment, or tax advice. You should consult a qualified financial or tax professional before making decisions regarding your retirement funds or mortgage.