Idaho attracts buyers nationwide with its natural beauty, low crime rates, and growing job market. With plenty of homes for sale in Idaho available, you’ve got options. But buying a house here can be challenging. You must get preapproved, check neighborhoods, and attend open houses.
With Houzeo, Idaho’s best home buying website, managing your home search is simple. You can look through the latest listings in Idaho, save your favorites, schedule showings, and submit offers, all at your fingertips.
👉 Download the Houzeo mobile app to simplify your Idaho home search.
At a Glance:
- Determine whether you’re purchasing a primary home, a vacation getaway, or a rental property, and choose Idaho cities that match your goals.
- Set aside 30–45 days for mortgage pre-approval. Aim for a credit score of 620+ to stay competitive in Idaho’s fast-moving market.
- Explore FHA, VA, or USDA loans, and apply for Idaho programs like IHFA or Next Home Program.
- Use platforms like Houzeo to search Idaho homes by city, price, or must-have features like pools, waterfront access, or large lots.
- Schedule inspections for the roof, HVAC, and plumbing. In areas near rivers or lakes, consider a flood risk assessment.
- Expect 2%–5% in closing costs. After purchase, file for Idaho’s Homeowner’s Exemption to reduce your property taxes in Idaho.
7 Steps for Buying a Home in Idaho 🏞️
Buying a house in Idaho doesn’t have to be complicated. Whether you’re just starting your search or are already browsing homes for sale in Boise and other cities, these 7 simple steps will help you move forward with confidence:
Step 1: Decide Your Homebuying Purpose
Whether you’re looking for a getaway or seeking an investment, knowing why you’re buying real estate in Idaho is essential. It sets your expectations and helps you make smarter choices. Here’s what you should keep in mind:
- Primary Residence vs. Investment: If you want to buy a home, choose places that fit your lifestyle, whether it’s a city like Boise or a suburb like Meridian. For investment properties, consider homes for sale in Sun Valley, where tourism drives demand.
- Short-Term or Long-Term: If you plan to live in the house for only a few years, focus on neighborhoods with strong resale value and upward market trends. You can check out homes for sale in Idaho Falls, where the housing market continues to grow.
- Space Requirements: If you’re looking for larger lots or big backyards, consider suburban areas like Nampa. But if you prefer something easier to manage, condos in places like Downtown Boise can be a smart option. However, they often have smaller lots.
Calculate the cost of living in Idaho to get a detailed breakdown of expenses like housing, utilities, transportation, and more. 🏡
Step 2: Explore Financing Options
Before making a purchase, it’s important to understand the financing options available for you to make an informed decision. Here’s what you need to do:
1. Prepare Financially
- Check Your Credit Score: Lenders will check your credit score to determine if you’re eligible for a loan. Aim for a score of 500+ for an FHA loan and 620+ for a conventional loan.
- Calculate Your Debt-to-Income (DTI) Ratio: Lenders often use your DTI ratio to assess how much home you can afford. Keep your DTI below 36%, especially if you want a home in an expensive region like Coeur d’Alene or Meridian.
- Set Your Budget: Ensure your budget includes property taxes and homeowners’ insurance. Also, check for potential flood insurance, particularly in Idaho’s coastal areas like the Snake River in Idaho Falls or Lake Coeur d’Alene.
👉 Use a Idaho mortgage calculator to estimate how much property you can afford in the Gem State.
2. Explore Loans and Assistance Programs
Down payments in Idaho usually range between 10% and 20%, but often vary based on the financing option you choose. You can also look for suitable Down Payment Assistance Programs (DPAs) to help you cover part or all of your down payment.
| Program | Description |
| FHA Loans | Require just 3.5% down and are ideal for Idaho first time home buyer. |
| VA & USDA Loans | Offer 0% down with lower interest rates. Perfect for veterans or those purchasing homes in rural areas. |
| Idaho Housing and Finance Association (IHFA) Down Payment Assistance | Provides up to 3.5% of the sales price (maximum $15,000) to help with down payments and closing costs. Available statewide for eligible buyers. |
| Idaho Heroes Program | Offers reduced interest rates and assistance for teachers, healthcare workers, police, firefighters, and veterans buying their primary residence in Idaho. |
Step 3: Get Pre-Approved for a Mortgage
The Idaho housing market is competitive, so get a mortgage pre-approval to show sellers you’re a serious buyer. In fact, 86% of sellers prefer buyers who are pre-approved. It also helps you negotiate better and reduces delays in the transaction.
Shop around to find the best Idaho mortgage lenders—compare their programs, rates and terms. Once you’ve narrowed down your options, get pre-approved by submitting documents like proof of income, credit history, bank statements, and your ID proof.
Step 4: Dive Into the Idaho Market
Whether you’re looking at houses for sale in Lewiston or anywhere else in the Gem State, here’s how to buy smart:
- Online Listings: If you’re wondering how to buy a house, starting with online listings is a good first step. Use platforms like Houzeo to search homes for sale by price, zip code, and more. You can also filter for must-haves like a backyard, waterfront view, etc.
- FSBO (For Sale By Owner) Homes: Explore FSBO listings, as they often offer more flexibility in price negotiations. This is because sellers aren’t paying 5% to 6% in agent fees.
Burley is the nicest and cheapest place to live in Idaho. The number of homes for sale in Burley is on the rise, thanks to its safe neighborhoods and diverse job opportunities.
Step 5: Make a Competitive Offer
In Idaho’s competitive housing market, homes tend to sell fast. Make sure you focus on real estate comps for a more accurate picture. Here’s a checklist to help you craft a strong offer:
- Seller’s Name and Address: Don’t forget the basics—include the seller’s legal name and property address.
- Price and Terms: Offer a price based on Fair Market Value (FMV) and comparable sales. In high-demand areas like Sandpoint or Nampa, you might need to offer above the asking price to stand out.
- Down Payment: In Idaho, down payments usually range from 3% to 20%. In competitive markets like Rexburg or Hailey, a larger down payment can strengthen your offer.
- Earnest Money: Boost your earnest money deposit to show you’re serious, especially in hotspots like Pocatello or Moscow, where homes can go fast.
- Contingencies: Include protections like home inspection, financing, and wind mitigation contingencies. These safeguards protect you from issues like hurricane damage.
- Concessions: Request the seller to cover some closing costs. In Idaho, it’s common to negotiate repairs after the inspection, such as roof issues, HVAC problems, or plumbing leaks.
- Deadline for Seller’s Response: Set a 24- to 72-hour deadline to encourage a prompt reply. This helps prevent delays and keeps you on track for Idaho’s average 44-day closing timeline.
- Closing Costs: Expect closing costs around 2% to 5% of the home’s price, including title insurance, property taxes, and lender fees.
Step 6: Conduct Inspections and Appraisals
A standard home inspection in Idaho should cover:
- HVAC System: Ensure the air conditioning can handle Idaho’s heat and cold weather. It is essential for year-round comfort.
- Plumbing: Check for leaks, corrosion, and water pressure issues, especially in Idaho homes built before the 1980s. Homes in areas with hard water, like, may be more prone to plumbing wear and mineral buildup.
- Electrical System: Verify everything is up to code and can withstand storm-related power surges, which are common in winter storms and occasional power outages.
- Roof Condition: Assess for storm damage, missing shingles, or age-related wear. This is especially important in snow-heavy areas, where roofs take on heavy snow loads.
- Foundation and Structure: Look for cracks, moisture, or settlement issues, particularly in expansive soils or near rivers.
If you’re browsing homes for sale in Idaho or elsewhere, ensure that you get a wind mitigation inspection for any risk. Also, if you have a condo over 30 years old and higher than two stories, make sure you get a Milestone Inspection for structural safety.
Once the inspection is complete, your lender will order a home appraisal to confirm the property’s market value. This step ensures the loan amount aligns with what the home is actually worth. It can impact final loan approval, especially if the appraisal comes in low.
Step 7: Close on Your Idaho Home
Almost there! Closing usually takes 30–45 days, from signing the contract to getting the keys in your hand. Here’s what you can expect:
- Final Walkthrough: Make sure all repairs have been completed, and the home is in the agreed-upon condition.
- Buyer Closing Costs: Expect to pay 2%–5% of the home price. This includes title fees and lender charges, plus prepaid taxes or insurance.
Once you sign the dotted line and transfer the escrow—congratulations, you’re officially a homeowner. Grab those keys and cue your happy dance! 🎉
What Should You Do After Closing?
Welcome home! Now it’s time to handle a few must-dos to protect your investment:
- File for Homestead Exemption: If the home is your primary residence, apply for Idaho’s Homestead Exemption to reduce your property taxes.
- Set Up Utilities: Get water, electric, internet, and trash service connected, often through Idaho Power. And don’t forget pest control, especially in humid areas, where bugs are active year-round.
- Get Insurance: Homeowners insurance is required if you’re financing, and flood insurance may be needed. Rates are higher near rivers like the Snake River or Boise River.
- Home Maintenance Plan: Schedule AC tune-ups at least twice a year, clear gutters regularly, and inspect roofs for storm damage or algae buildup. Consider wind mitigation upgrades to reduce insurance costs.
How to Buy a House in Idaho Without a Realtor?
Start by researching neighborhoods and browsing listings on trusted sites like Houzeo. Then, schedule showings directly with sellers or their agents. You can also hire a real estate attorney to review contracts and handle legal details.
Next, get pre-approved for a mortgage, make an offer, schedule inspections, and negotiate repairs. With the necessary due diligence, you can buy a house without a Realtor.
Should You Buy a House in Idaho?
Absolutely! Buying property in Idaho offers incredible opportunities for homeowners, whether you’re buying for investment, residence, or vacation. Moreover, with more homes being sold below the list price, now’s the best time to buy a house in Idaho.
Whether you’re drawn to Boise’s growing job market or Coeur d’Alene’s scenic lakeside charm, Idaho has it all. There’s a spot to match every lifestyle and budget. So if you’re on the hunt, check out our list of the best places to live in Idaho!
