Mortgage rates in Idaho
30-yr fixed 7.18% · Freddie Mac PMMS, week of Nov 5, 2026 · APR benchmark 7.19% (APOR for locks from Nov 9, 2026) · Last reviewed Oct 18, 2026 by the Editorial Team
Boise was one of the decade’s fastest-appreciating metros.
Mortgage rates today by loan type
These are national averages. Lenders in Idaho price off the same national market, so treat them as a benchmark: your quote depends on your credit, down payment, loan size and points. The APR benchmark folds in typical points and fees, so it shows what a prime borrower's APR looks like this week.
| Loan type | Avg rate | APR benchmarkAPOR | Source · as of | What it measures |
|---|---|---|---|---|
| 30-year fixed | 7.18% | 7.19% | Freddie Mac PMMSNov 5, 2026 | Conventional purchase loans, 20% down, strong credit; weekly survey |
| 20-year fixed | 6.66% | 6.93% | Zillow (via NerdWallet)Nov 6, 2026 | Lender-quoted average; checked by hand every two weeks |
| 15-year fixed | 6.57% | 6.67% | Freddie Mac PMMSNov 5, 2026 | Conventional purchase loans, 20% down, strong credit; weekly survey |
| 10-year fixed | 6.31% | 6.82% | Zillow (via NerdWallet)Nov 6, 2026 | Lender-quoted average; checked by hand every two weeks |
| 5-year ARM | 6.73% | 6.67% | Zillow (via NerdWallet)Nov 6, 2026 | Fixed for 5 years, then adjusts; APOR = prime ARM benchmark |
| 7-year ARM | — | 6.50% | APOR, locks from Nov 9, 2026 | No free rate series; APOR benchmark only |
| 10-year ARM | — | 6.63% | APOR, locks from Nov 9, 2026 | No free rate series; APOR benchmark only |
| FHA 30-year | 6.89% | — | Optimal Blue OBMMINov 5, 2026 | Locked FHA loans, all credit profiles; daily |
| VA 30-year | 6.71% | — | Optimal Blue OBMMINov 5, 2026 | Locked VA loans; daily |
| USDA 30-year | 6.86% | — | Optimal Blue OBMMINov 5, 2026 | Locked USDA loans; daily |
| Jumbo 30-year | 7.25% | — | Optimal Blue OBMMINov 5, 2026 | Locked loans above the conforming limit; daily |
APR benchmark = FFIEC/CFPB Average Prime Offer Rate for rate locks in the week starting Nov 9, 2026 (published in advance): a prime borrower's APR including typical points and fees. It is not a quote; your APR depends on credit, down payment and the points you pay. APOR is not published for FHA, VA, USDA or jumbo loans.
Calculate your Idaho mortgage payment
The calculator starts from Idaho's median list price, 20% down, the state's 0.43% effective property tax, its median insurance premium and its average closing costs. Switch to FHA or VA, change the down payment, or pick your county to set its conforming limit. For the month-by-month split of principal and interest, open the amortization schedule tool. To see how Idaho's property tax and insurance compare with every other state, try the PITI and escrow calculator.
Idaho vs. the U.S.
Idaho's median list price is 42% above the U.S. median, so at the same 7.18% rate the principal and interest on a 20%-down loan runs $948 a month more. Five-year price growth here was the 9th-slowest of 51 jurisdictions.
| Measure | Idaho | U.S. |
|---|---|---|
| Median list priceRealtor.com, Oct 2026 | $589,999 | $415,000 |
| Principal + interest, 20% down30-yr avg 7.18% | $3,197 | $2,249 |
| Average home-purchase loanHMDA 2025 | $397,605 | $404,828 |
| Average closing costsincl. transfer taxes | $3,497 | $4,661 |
| Median conventional rate paid2025 purchase loans | 6.49% | 6.50% |
| Mortgage approval rateHMDA 2025 | 81.3% | 76.6% |
| Home values, 1 yearFHFA index, Q2 2026 | +3.0% | +3.0% |
| Home values, 5 yearsFHFA index, Q2 2026 | +34.1% | +41.3% |
What Idaho borrowers actually paid in 2025
This is the state-specific part. Federal HMDA records show the rate and costs on every Idaho home-purchase loan closed in 2025. We compare like with like: 30-year fixed, first-lien, one-unit primary homes. On conventional loans, Idaho borrowers paid 0.05 percentage points below the market benchmark at lock, the 9th-lowest of all 50 states and the District of Columbia.
| 2025 purchase loans | Median rateID · U.S. | Over benchmarkID · U.S. | Closing costsID · U.S. | Paid pointsshare of loans | Median downequity on refis · ID |
|---|---|---|---|---|---|
| Conventional 30-yr fixed (conforming, 20%+ down)6,605 loans | 6.49%6.50% | −0.05+0.02 | $6,635$5,476 | 69.6%53.2% | 29.2% |
| Jumbo 30-yr fixed (20%+ down)271 loans | 6.63%6.63% | +0.08+0.00 | $9,343$10,251 | 46.9%38.4% | 20.9% |
| FHA 30-yr fixed3,786 loans | 5.99%6.25% | +0.20+0.42 | $14,873$11,291 | 69.9%59.3% | 3.5% |
| VA 30-yr fixed2,423 loans | 6.00%6.13% | −0.50−0.36 | $8,541$6,554 | 73.3%59.3% | 0% |
| Conventional rate-and-term refinance1,072 loans | 6.13%6.38% | −0.07−0.06 | $6,059$4,390 | 56.2%45.4% | 36.2% |
Source: 2025 HMDA loan-level records (FFIEC/CFPB), medians. "Over benchmark" = rate spread, the APR minus APOR on the lock date, which removes the effect of when each loan locked. Closing costs = total loan costs on the Closing Disclosure. HMDA has no credit scores, so these are what borrowers paid, not what you will be offered. See the lenders active in Idaho and what their borrowers paid.
Idaho's biggest conventional lenders: what their borrowers paid
The 8 largest conventional lenders in Idaho by 2025 purchase loans, out of 411 that made one. Each row is the median for that lender's comparable loans here: 30-year fixed, conforming, 20% or more down. A lower figure over the benchmark means cheaper pricing for the same week.
| Lender | 2025 loansshare in ID | Median rate | Over benchmark | Originationmedian | Paid pointsshare · median | Median down |
|---|---|---|---|---|---|---|
| Idaho Central Credit Union | 2,48613.3% | 6.38% | −0.20 | $1,356 | 55%$2,945 | 28.9% |
| United Wholesale Mortgage | 1,2256.6% | 6.50% | −0.06 | $4,060 | 65%$3,095 | 29.7% |
| Guild Mortgage | 7764.2% | 6.50% | +0.01 | $4,890 | 84%$4,171 | 29% |
| Rocket Mortgage | 7273.9% | 6.50% | −0.06 | $3,394 | 67%$3,900 | 27.9% |
| Premier Mortgage Resources, L.L.C. | 4952.7% | 6.38% | −0.04 | $4,745 | 92%$6,402 | 25% |
| Glacier Bank | 4432.4% | 6.38% | −0.09 | $4,101 | 37%$1,500 | 33.9% |
| Toll Brothers Mortgage Company | 4372.3% | 6.13% | −0.22 | $5,107 | 95%$6,317 | 39.6% |
| CMG Home Loans | 4322.3% | 6.63% | +0.08 | $3,339 | 73%$3,504 | 29.1% |
Source: 2025 HMDA loan-level records (FFIEC/CFPB), lenders with at least 30 comparable loans in Idaho. Minimum credit scores are not shown here: conventional loans usually start at 620 (a lender floor; Fannie Mae's automated underwriting sets none), FHA 580 (500 with 10% down), VA none set by VA (lenders often 620). HMDA has no credit scores, so a lender's medians reflect its own mix of borrowers. FHA and VA lenders: Idaho lender rankings.
How rates have moved
Weekly national averages over the past 30 days to 5 years. The 30- and 15-year lines are Freddie Mac average rates; the ARM lines are the APOR APR benchmark, because no free weekly ARM rate series exists.
- Now
- 7.18%
- Nov 5, 2026
- 1 week ago
- 7.24%
- −0.06 pts
- 1 month ago
- 7.40%
- −0.22 pts
- 1 year ago
- 6.22%
- +0.96 pts
30-year fixed: Freddie Mac PMMS (rate), weekly. National series.
What a mortgage costs in Idaho
On a home at Idaho's median list price of $589,999 with 20% down, the financed amount is $471,999, or about $3,197 a month in principal and interest at the 7.18% 30-year average.
What makes Idaho different is the cost around the loan. Its 0.43% effective property-tax rate adds roughly $211 a month, and homeowners insurance — at the state's median 0.25% of home value — about $124 more, bringing the all-in estimate to $3,533. That figure is principal and interest at the 30-year average, property tax and insurance; at 20% down a conventional loan has no PMI, and HOA dues or local special assessments are not included. Your own price and down payment will move the number — work backward from your income with the affordability check.
Payment at the $589,999 median list price by down payment and loan type
| Loan | Rate | Monthlyall-in | Mortgage ins. | Cash to close | Income needed28% rule · yearly |
|---|---|---|---|---|---|
| Conventional, 20% downNo PMI | 7.18%Freddie Mac 30-yr avg | $3,533P&I $3,197 | — | $121,497 | $151,000 |
| Conventional, 10% downPMI est. 0.7%/yr | 7.18%Freddie Mac 30-yr avg | $4,243P&I $3,597 | $310 | $62,497 | $182,000 |
| Conventional, 5% downPMI est. 0.7%/yr | 7.18%Freddie Mac 30-yr avg | $4,460P&I $3,797 | $327 | $32,997 | $191,000 |
| Conventional, 3% downPMI est. 0.7%/yr | 7.18%Freddie Mac 30-yr avg | $4,547P&I $3,877 | $334 | $21,197 | $195,000 |
| FHA, 3.5% down1.75% upfront MIP financed + annual MIP | 6.89%OBMMI FHA avg | $4,408P&I $3,811 | $261 | $24,147 | $189,000 |
| VA, 0% down2.15% funding fee financed; no monthly MI | 6.71%OBMMI VA avg | $4,229P&I $3,893 | — | $3,497 | $181,000 |
Monthly = principal and interest + property tax (0.43% effective) + homeowners insurance (about $124/mo — Idaho's median premium, 0.25% of home value) + mortgage insurance. HOA dues and local special assessments are not included. Cash to close = down payment + Idaho's average closing costs ($3,497). PMI is an illustrative 0.7% a year; FHA and VA figures use HUD's MIP schedule and VA's first-use funding fee. Income needed = the gross yearly income at which the monthly figure is 28% of pay, the classic housing-cost guideline. Lenders also limit your total monthly debts as a share of income, so car, student-loan and card payments raise the income you need.
Prices, loan limits and payments in Idaho's biggest counties
Home prices, and so the loan you need, vary more inside Idaho than rates do. The table covers the largest county markets and the high-cost counties where the conforming limit is higher. Pick a row to load it into the calculator above.
| County | Median list priceSep 2026 · yr/yr | Avg purchase loanHMDA 2025 | Conforming limitmax price at 20% down | At 20% down | Est. paymentP&I + tax + ins. | Calculator |
|---|---|---|---|---|---|---|
| Ada County1,776 homes for sale · Sep 2026 | $655,000+1.3% | $455,6008,653 loans | $832,750$1,040,937 | Conforming$524,000 loan | $3,923at 7.18% | |
| Kootenai County1,034 homes for sale · Sep 2026 | $759,000-2.7% | $484,4952,830 loans | $832,750$1,040,937 | Conforming$607,200 loan | $4,545at 7.18% | |
| Canyon County818 homes for sale · Sep 2026 | $499,9970% | $345,0785,112 loans | $832,750$1,040,937 | Conforming$399,998 loan | $2,994at 7.18% | |
| Bonner County578 homes for sale · Sep 2026 | $834,000+1.4% | $503,879660 loans | $832,750$1,040,937 | Conforming$667,200 loan | $4,995at 7.18% | |
| Bonneville County546 homes for sale · Sep 2026 | $436,925-3.2% | $357,6681,904 loans | $832,750$1,040,937 | Conforming$349,540 loan | $2,617at 7.18% | |
| Twin Falls County396 homes for sale · Sep 2026 | $489,900+8.3% | $305,9641,400 loans | $832,750$1,040,937 | Conforming$391,920 loan | $2,934at 7.18% | |
| Bannock County379 homes for sale · Sep 2026 | $399,675-3% | $319,6011,217 loans | $832,750$1,040,937 | Conforming$319,740 loan | $2,394at 7.18% | |
| Valley County279 homes for sale · Sep 2026 | $1,080,000+23.3% | $632,221331 loans | $832,750$1,040,937 | Jumbo$864,000 loan | $6,509at 7.25% | |
| Blaine County250 homes for sale · Sep 2026 | $1,525,000-31.1% | $765,498281 loans | $832,750$1,040,937 | Jumbo$1,220,000 loan | $9,191at 7.25% | |
| Teton County194 homes for sale · Sep 2026 | $1,297,000+21.9% | $744,464224 loans | $1,249,125$1,561,406 | Conforming$1,037,600 loan | $7,767at 7.18% | |
| Bingham County179 homes for sale · Sep 2026 | $439,375-3.6% | $306,093549 loans | $832,750$1,040,937 | Conforming$351,500 loan | $2,631at 7.18% | |
| Fremont County162 homes for sale · Sep 2026 | $750,000-2.9% | $419,250200 loans | $832,750$1,040,937 | Conforming$600,000 loan | $4,491at 7.18% |
Sources: Realtor.com county research data (median listing price, Sep 2026); FHFA 2026 one-unit conforming limits; 2025 HMDA home-purchase originations (average loan, all loan types). Payments use the 30-year average (7.18%, or the jumbo average 7.25% above the limit), Idaho's 0.43% effective property tax and its median insurance premium (0.25% of value), both from Census ACS 2024 data; county tax rates differ. Max price at 20% down = the county limit ÷ 0.8, the highest price at which a 20%-down loan stays conforming. Homes for sale = active Realtor.com listings in the month, excluding pending sales.
What's different about buying a home in Idaho
Rates are national, but the rules around the loan are not. These Idaho specifics can change your payment, your closing or your protections as a borrower.
Buyers must apply for the homeowner’s exemption
Idaho’s homeowner’s exemption removes 50% of the value of a primary home and up to one acre of land from property tax, capped at $125,000. It ends when ownership changes, so a buyer applies through the county assessor’s office.
Source: tax.idaho.govHomeowner’s exemption decides foreclosure loan-modification notice
For a primary residence, Idaho requires a state- or federally regulated lender to send a loan-modification notice with any notice of default. The lender checks county tax rolls for the homeowner’s exemption; if none was granted for the year of the notice, the requirement does not apply, so confirm the exemption is filed.
Source: legislature.idaho.govSpouse must join to encumber community real estate
Idaho law says neither spouse may sell, convey or encumber community real estate unless the other joins in executing the sale agreement, deed or other instrument. Because a mortgage or deed of trust encumbers the home, a spouse who is not on the loan generally has to sign it too.
Source: legislature.idaho.govSeller disclosure form covers annexation, wells and septic
Idaho generally requires sellers of residential real property to complete a property condition disclosure form. It asks about city annexation, roof, foundation, well and septic problems, and more, but it is not a warranty or a substitute for inspections, so buyers should still order their own.
Source: legislature.idaho.govDeficiency judgment capped by fair market value
After a sale under a deed of trust, a lender has 3 months to seek a money judgment for the remaining balance. The court must find the property’s fair market value and may not award more than the debt exceeds it, plus interest, so a low sale price cannot enlarge the judgment.
Source: legislature.idaho.govChecked against official sources on October 20, 2026. Laws and programs change; confirm details with the agency named or a local real estate attorney.
How Idaho buyers finance their homes
Idaho's loan mix tracks the country's closely: 78.9% conventional, 12.5% FHA and 8.4% VA in 2025, against 78.0%, 13.2% and 8.2% nationally. Its FHA share ranks 25th-highest among the states.
| Loan type | Share in ID | U.S. share | Approval in ID | Avg loan in ID |
|---|---|---|---|---|
| Conventional | 78.9% | 78.0% | 80.4% | $307,297 |
| FHA | 12.5% | 13.2% | 84.7% | $367,156 |
| VA | 8.4% | 8.2% | 85.5% | $451,234 |
| USDA | 0.2% | 0.6% | 81.4% | $267,357 |
The average Idaho home loan in 2025 was $326,740 — 7% below the U.S. average of $352,861, the 23rd-largest of 51 jurisdictions. Home purchases accounted for 64.6% of those loans (U.S. 64.2%); cash-out refinances for 20.5% (U.S. 17.1%), so owners here tapped home equity more often than most.
Source: 2025 HMDA originations, FFIEC/CFPB. Approval = originated ÷ (originated + denied).
Idaho loan limits for 2026
1 of Idaho's 44 counties are high-cost areas for 2026, with one-unit conforming limits above the $832,750 baseline — highest in Teton County ($1,249,125). Everywhere else in the state the cap is $832,750, so the same loan amount can be conforming in one county and jumbo in the next. See the full national grid in our loan limits by property type, and if you are over the line, what changes with jumbo mortgage rates.
County limits: FHFA 2026 conforming loan limit list (one-unit properties; two- to four-unit limits are higher).
Cash you'll need to close in Idaho
Average closing costs in Idaho are about $3,497 including transfer taxes (No. 27 of 51, highest first). On a home at the median list price of $589,999:
| 20% down | 3% down | |
|---|---|---|
| Down payment | $118,000 | $17,700 |
| Average closing costs | $3,497 | $3,497 |
| Cash to close (estimate) | $121,497 | $21,197 |
Prepaid taxes and insurance are extra. Closing-cost averages by state (source: Bankrate).
Transfer taxes and recording rules in Idaho
Idaho charges flat county recording fees instead of a transfer tax on the price: $15 to record a deed and $45 for a mortgage or deed of trust of up to 30 pages (Idaho Code § 31-3205). Source: legislature.idaho.gov
Getting approved in Idaho
Federal HMDA lending records show Idaho lenders originated 56,607 home loans in 2025 and denied 12,983 applications — an approval rate near 81.3% among decisioned applications, against 76.6% nationwide. See how all 50 states compare in our mortgage approval study, and how Idaho ranks for CFPB complaint data (1,461 on record).
Shopping for a loan? See the most active mortgage lenders in Idaho, ranked by federal HMDA volume.
Down-payment help in Idaho
You rarely need 20% down. These are the main programs from Idaho Housing, Idaho's housing finance agency; they are offered through participating lenders, usually alongside the agency's own first mortgage.
Idaho Housing Second Mortgage
A fixed-rate second mortgage for the down payment and closing costs on a purchase, priced 2 points above the first-mortgage rate and repaid over 15 years. It pairs with an Idaho Housing first loan; income limits and Finally Home! homebuyer education apply.
Source: idahohousing.comTax-exempt first mortgage
Idaho Housing reopened its tax-exempt (bond-funded) first loan for first-time buyers in March 2026; it can be combined with the second-mortgage assistance.
Source: idahohousing.comChecked against official sources on October 9, 2026. Assistance amounts, income limits and funding change during the year — confirm current terms with Idaho Housing or a participating lender.
Mortgage credit certificates in Idaho: suspended
Idaho Housing's lender FAQ lists the MCC/Tax Credit as “currently suspended.” How mortgage credit certificates work.
Check current terms at Idaho Housing, see how a smaller down payment changes your number with the minimum down payment tool, or compare first-time buyer help by state.
How these numbers are measured
- Freddie Mac PMMS (30- and 15-year): a weekly average of rates offered to borrowers with 20% down and strong credit, published Thursdays; latest week Nov 5, 2026. Points are not reported.
- Optimal Blue OBMMI (FHA, VA, USDA, jumbo): daily averages of rates actually locked, across credit profiles. Points vary by loan.
- APOR (APR benchmark): FFIEC/CFPB's weekly Average Prime Offer Rate, an APR that includes typical points and fees for a prime borrower. Regulators use it to flag higher-priced loans.
- HMDA 2025 (Idaho vs U.S.): rates, costs, points and down payments on loans that actually closed, reported by lenders to federal regulators. Updated once a year.
- Census ACS 2024 (property tax and insurance): what homeowners with a mortgage in Idaho reported paying — the median real-estate tax divided by the median home value, and the median insurance premium as a share of value. Updated once a year.
- Interest rate vs APR: the rate sets your payment; the APR adds points and lender fees spread over the loan. Compare APRs on Loan Estimates for the same day and loan type.
Rates and APOR refresh every week; HMDA, loan limits and closing-cost averages refresh when their publishers release new data. Reviewed by our data editors. Full sources and formulas: how these figures are built.
Idaho mortgage FAQ
What is a good mortgage rate in Idaho right now?
A 30-year fixed close to the national average of 7.18% (Freddie Mac, week of Nov 5, 2026) is a fair benchmark for a borrower with strong credit and 20% down. In 2025, Idaho's conventional buyers paid a median 6.49%.
Quotes well above that usually reflect lower credit, a small down payment or lender credits taken in exchange for a higher rate.
Are mortgage rates higher in Idaho than in other states?
No, if anything slightly lower. In 2025 HMDA records, Idaho's median conventional 30-year rate was 6.49%, against 6.50% nationally.
Against the benchmark for each loan's lock week, which counts points and fees, Idaho loans priced 0.05 percentage points below it (the 9th-lowest of all 50 states and the District of Columbia), against 0.02 above nationally.
Rates are set mainly in one national market, so your credit, down payment and loan size matter more.
What are current jumbo mortgage rates in Idaho?
The national jumbo 30-year average is 7.25% (Optimal Blue). In 2025, Idaho's jumbo buyers paid a median 6.63%. A loan is jumbo above the $832,750 conforming limit, or above $1,249,125 in Idaho's highest-cost counties.
Jumbo lenders typically want 10–20% down, a 700+ credit score and 6–12 months of reserves.
Should I choose a 15-year or 30-year mortgage?
On a $471,999 loan (20% down on Idaho's median list price), a 30-year at 7.18% costs $3,197 a month and a 15-year at 6.57% costs $4,130.
The 15-year saves about $407,730 in interest but needs $932 more a month, so it fits only if that payment is comfortable.
How much does a 1% difference in mortgage rates change my monthly payment?
On a $471,999 loan (20% down on Idaho's median list price), moving from 7.18% to 8.18% raises the principal-and-interest payment from $3,197 to $3,523, or $325 a month.
Over 30 years that is about $117,103 more in interest, which is why comparing several lenders on the same day matters.
Are mortgage rates different for purchase and refinance loans?
Yes, slightly. In 2025, Idaho's conventional rate-and-term refinances closed at a median 6.13% and purchases at 6.49%, partly because refinances bunch up when rates dip. Refinances priced 0.07 percentage points below the market benchmark; cash-out refinances usually cost more. Your own pricing depends on credit, loan-to-value and points.
How much is a $400,000 mortgage at 7.18% interest?
About $2,710 a month in principal and interest over 30 years. In Idaho, a $500,000 home with that loan adds roughly $179 a month in property tax at the 0.43% effective rate, plus homeowners insurance. Over 30 years the loan costs about $575,506 in interest.
How much income do I need to buy a home in Idaho?
About $151,000 a year for a home at the $589,999 median list price with 20% down, if the full $3,533 monthly payment, including tax and insurance, stays within 28% of gross income.
Smaller down payments add mortgage insurance and raise that figure; existing debts lower what lenders approve.
What down payment assistance is available in Idaho?
Idaho Housing, the state housing finance agency, runs Idaho Housing Second Mortgage and Tax-exempt first mortgage, offered through participating lenders. Help usually comes as a grant or a deferred or forgivable second loan paired with the agency's first mortgage.
Amounts, income limits and funding change during the year, so confirm current terms with Idaho Housing or a participating lender before you apply.
- Freddie Mac — Primary Mortgage Market Survey
- FFIEC / CFPB — Average Prime Offer Rates (APOR)
- FFIEC / CFPB — HMDA data browser (2025 loan-level records)
- Optimal Blue OBMMI via FRED (FHA, VA, USDA, jumbo)
- FHFA — 2026 conforming loan limits by county
- U.S. Census Bureau — 2024 American Community Survey microdata (property tax and homeowners insurance)
- HUD — Handbook 4000.1 (FHA mortgage insurance)
Rates shown are national weekly averages for general guidance, not an offer or personalized quote. Payment estimates assume the down payment noted plus estimated taxes and insurance. Confirm current pricing with a licensed lender.