Idaho mortgages and home buyers, 2025
Incomes, down payments, rates, loan costs, denials and lenders across Idaho's 44 counties, from official HMDA records.
HMDA 2025 data released June 23, 2026
In 2025, lenders reported 22,309 home-purchase mortgages for owner-occupied, single-family homes in Idaho. The median buyer borrowed $385,000 on a home valued at $455,000 and reported a household income of $112,000.
Buyers financed a median 90% of the home's value (roughly 10% down), paid a median 6.50% on 30-year fixed conventional loans and faced median conventional loan costs of $7,270.
Lenders denied 4.9% of completed home-purchase applications.
Key facts
- The median 30-year fixed conventional rate here was 13 basis points below the U.S. median (6.625%).
- Median conventional loan costs ($7,270) were 31% higher than the U.S. median ($5,570).
- The most common age bracket among borrowers was 25–34 (31.9% of purchase loans).
- 39.4% of purchase mortgages had a single borrower with no co-applicant.
- The most-cited reason for denial was debt-to-income ratio (41.3% of denials with a stated reason).
Conforming limits in Idaho range from $832,750 to $1,249,125 for a one-unit home in 2026. See every Idaho county's 2026 FHA and conforming loan limits.
Idaho counties compared
Click a column to sort. Medians shown with at least 30 loans.
| County | Purchase loans | Median loan | Buyer income | Down payment | 30-yr rate | Loan costs | Denial rate | FHA limit |
|---|---|---|---|---|---|---|---|---|
| Ada County | 6,993 | $435,000 | $133,000 | 20.0% | 6.499% | $7,140 | 4.0% | $586,500 |
| Adams County | 28 | — | — | — | — | — | 12.5% | $541,287 |
| Bannock County | 902 | $315,000 | $96,000 | 5.0% | 6.500% | $7,170 | 3.7% | $541,287 |
| Bear Lake County | 33 | $235,000 | $78,000 | — | — | — | 17.4% | $541,287 |
| Benewah County | 61 | $305,000 | $89,000 | 10.0% | 6.750% | $6,470 | 11.0% | $541,287 |
| Bingham County | 400 | $315,000 | $100,000 | 5.0% | 6.490% | $7,410 | 5.6% | $541,287 |
| Blaine County | 164 | $525,000 | $167,000 | 20.4% | 6.625% | $6,930 | 10.1% | $759,000 |
| Boise County | 115 | $465,000 | $141,000 | 20.0% | 6.600% | $7,110 | 3.1% | $586,500 |
| Bonner County | 408 | $435,000 | $133,000 | 20.0% | 6.625% | $7,880 | 11.0% | $541,287 |
| Bonneville County | 1,526 | $345,000 | $102,000 | 8.0% | 6.475% | $7,600 | 4.1% | $541,287 |
| Boundary County | 94 | $395,000 | $111,000 | 20.0% | 6.500% | $6,970 | 6.8% | $541,287 |
| Butte County | 25 | — | — | — | — | — | — | $541,287 |
| Camas County | 18 | — | — | — | — | — | — | $759,000 |
| Canyon County | 4,036 | $375,000 | $103,000 | 5.8% | 6.375% | $7,260 | 3.9% | $586,500 |
| Caribou County | 59 | $295,000 | $105,000 | 5.0% | — | $6,020 | 11.7% | $541,287 |
| Cassia County | 192 | $295,000 | $83,000 | 5.0% | 6.500% | $7,320 | 5.6% | $541,287 |
| Clark County | 4 | — | — | — | — | — | — | $541,287 |
| Clearwater County | 56 | $235,000 | $92,000 | 10.0% | — | — | 7.3% | $541,287 |
| Custer County | 31 | $245,000 | $97,000 | — | — | — | 15.4% | $541,287 |
| Elmore County | 387 | $345,000 | $93,000 | 0.1% | 6.375% | $7,280 | 6.3% | $541,287 |
| Franklin County | 140 | $345,000 | $97,000 | 7.4% | 6.500% | $5,720 | 12.3% | $541,287 |
| Fremont County | 91 | $295,000 | $90,000 | 10.0% | 6.375% | $6,490 | 14.8% | $541,287 |
| Gem County | 231 | $365,000 | $100,000 | 11.5% | 6.504% | $6,610 | 5.0% | $586,500 |
| Gooding County | 104 | $275,000 | $81,000 | 5.0% | 6.375% | $6,230 | 6.0% | $541,287 |
| Idaho County | 96 | $285,000 | $94,000 | 10.0% | 6.625% | $5,230 | 5.5% | $541,287 |
| Jefferson County | 386 | $365,000 | $107,000 | 8.8% | 6.500% | $7,900 | 6.2% | $541,287 |
| Jerome County | 253 | $315,000 | $89,000 | 5.0% | 6.500% | $8,230 | 5.7% | $541,287 |
| Kootenai County | 2,199 | $445,000 | $124,000 | 17.9% | 6.500% | $7,810 | 4.8% | $572,700 |
| Latah County | 263 | $385,000 | $116,000 | 15.0% | 6.625% | $4,780 | 4.5% | $541,287 |
| Lemhi County | 44 | $335,000 | $87,000 | 15.0% | — | $6,570 | 12.0% | $541,287 |
| Lewis County | 19 | — | — | — | — | — | — | $541,287 |
| Lincoln County | 37 | $335,000 | $92,000 | 3.5% | — | — | 0.0% | $759,000 |
| Madison County | 284 | $365,000 | $110,000 | 9.4% | 6.500% | $7,570 | 7.8% | $541,287 |
| Minidoka County | 231 | $295,000 | $82,000 | 5.0% | 6.500% | $7,420 | 6.9% | $541,287 |
| Nez Perce County | 362 | $335,000 | $106,000 | 9.8% | 6.500% | $6,720 | 5.7% | $541,287 |
| Oneida County | 53 | $345,000 | $105,000 | 6.0% | — | $6,710 | 8.1% | $541,287 |
| Owyhee County | 75 | $345,000 | $97,000 | 5.0% | 6.500% | $8,210 | 4.9% | $586,500 |
| Payette County | 313 | $325,000 | $92,000 | 5.0% | 6.490% | $7,220 | 3.5% | $541,287 |
| Power County | 33 | $325,000 | $95,000 | 8.4% | — | — | 10.0% | $541,287 |
| Shoshone County | 153 | $275,000 | $94,000 | 4.7% | 6.625% | $6,850 | 6.9% | $541,287 |
| Teton County | 117 | $635,000 | $173,000 | 21.0% | 6.500% | $7,570 | 9.9% | $1,249,125 |
| Twin Falls County | 1,081 | $315,000 | $93,000 | 7.2% | 6.375% | $7,530 | 4.8% | $541,287 |
| Valley County | 108 | $555,000 | $198,000 | 25.0% | 6.490% | $7,760 | 7.3% | $615,250 |
| Washington County | 90 | $305,000 | $91,000 | 3.5% | 6.375% | $6,180 | 7.8% | $541,287 |
Who bought homes in Idaho
Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.
Values are medians; "middle half" is the 25th to 75th percentile.
Loan type
What the homes were for
All first-lien, closed-end purchase mortgages, including second homes and investors.
Borrower age
Debt-to-income ratio
Monthly debts (including the new payment) as a share of income, as used in underwriting.
What borrowing cost in Idaho
Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.
| Measure | Idaho | U.S. |
|---|---|---|
| 30-year fixed rate · conventional | 6.500% | 6.625% |
| 30-year fixed rate · FHA | 5.990% | 6.250% |
| 30-year fixed rate · VA | 6.000% | 6.125% |
| 15-year fixed rate · conventional | 5.875% | 5.875% |
| Rate spread vs. APOR · conventional | +0.06 pts | +0.13 pts |
| Total loan costs · conventional | $7,270 | $5,570 |
| Total loan costs · FHA | $14,850 | $11,310 |
| Total loan costs · VA | $8,430 | $6,490 |
| Origination charges (all loan types) | $4,140 | $1,860 |
| Borrowers paying discount points | 67.6% | 51.3% |
| Points paid, when paid (% of loan) | 1.09% | 0.87% |
| Borrowers receiving lender credits | 24.6% | 33.1% |
| Adjustable-rate mortgages | 6.0% | 7.4% |
| Jumbo loans (above conforming limit) | 3.6% | 3.8% |
Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.
Approvals and denials
Idaho: 1,213 of 24,728 completed home-purchase applications were denied (4.9%).
Denial rate
| Application | Idaho | U.S. |
|---|---|---|
| Home purchase | 4.9% | 8.5% |
| Conventional | 4.4% | 7.1% |
| FHA | 5.8% | 12.5% |
| VA | 5.4% | 8.0% |
| USDA | 16.7% | 12.5% |
| Refinance | 15.3% | 17.9% |
| Cash-out refinance | 26.1% | 33.6% |
Main reason for purchase denials
First reason the lender reported.
Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.
Refinancing in Idaho
Top mortgage lenders in Idaho
| # | Lender | Loans | Share | Denial rate | 30-yr rate* | Spread* | Costs* |
|---|---|---|---|---|---|---|---|
| 1 | Idaho Central Credit Union | 3,198 | 10.4% | 2.8% | 6.375% | −0.06 | $5,600 |
| 2 | United Wholesale Mortgage (UWM) | 2,627 | 8.6% | 5.3% | 6.499% | +0.02 | $7,190 |
| 3 | Rocket Mortgage, LLC | 2,058 | 6.7% | 7.8% | 6.500% | +0.05 | $6,970 |
| 4 | Premier Mortgage Resources, L.L.C. | 1,270 | 4.1% | 1.8% | 6.375% | +0.07 | $8,460 |
| 5 | Guild Mortgage Company | 1,222 | 4.0% | 1.6% | 6.500% | +0.12 | $8,750 |
| 6 | loanDepot.com, LLC | 687 | 2.2% | 4.5% | 6.375% | −0.02 | $9,850 |
| 7 | CMG Mortgage, Inc. | 591 | 1.9% | 1.6% | 6.625% | +0.18 | $6,370 |
| 8 | Evergreen Moneysource Mortgage Company | 579 | 1.9% | 0.0% | 6.625% | +0.31 | $9,680 |
| 9 | Movement Mortgage, LLC | 558 | 1.8% | 3.3% | 6.562% | +0.21 | $7,410 |
| 10 | American Pacific Mortgage Corporation | 523 | 1.7% | 1.8% | 6.625% | +0.22 | $8,010 |
| 11 | Toll Brothers Mortgage Company | 513 | 1.7% | 6.9% | 6.125% | −0.12 | $8,690 |
| 12 | Fairway Independent Mortgage Corporation | 503 | 1.6% | 4.3% | 6.625% | +0.19 | $8,650 |
| 13 | Veterans United Home Loans | 482 | 1.6% | 8.7% | — | — | — |
| 14 | Rate | 457 | 1.5% | 3.0% | 6.625% | +0.19 | $6,820 |
| 15 | Kind Lending, LLC | 449 | 1.5% | 9.8% | 6.625% | +0.21 | $8,080 |
| 16 | U.S. Bank, N.A. | 448 | 1.5% | 7.8% | 6.375% | −0.05 | $6,040 |
| 17 | Pennymac Loan Services, LLC | 447 | 1.5% | 10.4% | 6.624% | +0.08 | $5,830 |
| 18 | Glacier Bank | 442 | 1.4% | 8.8% | 6.375% | −0.02 | $8,520 |
| 19 | Synergy One Lending, Inc. | 423 | 1.4% | 5.2% | 6.500% | +0.17 | $8,500 |
| 20 | Freedom Mortgage Corporation | 409 | 1.3% | 17.2% | — | — | — |
| 21 | CrossCountry Mortgage, Inc. | 379 | 1.2% | 1.9% | 6.625% | +0.28 | $8,560 |
| 22 | Lennar Mortgage, LLC | 376 | 1.2% | 6.7% | 4.990% | −1.52 | $4,780 |
| 23 | Eagle Bank and Trust Company | 353 | 1.1% | 0.6% | 6.500% | +0.02 | $7,170 |
| 24 | First Federal Savings Bank of Twin Falls | 332 | 1.1% | 4.1% | 6.375% | −0.13 | $6,620 |
| 25 | First Colony Mortgage Corporation | 332 | 1.1% | 1.3% | 6.490% | +0.11 | $8,160 |
Largest lenders in Idaho by 2025 originations. Loans = home-purchase, refinance and cash-out originations (2025); share = share of those loans here; denial rate = home-purchase applications. *Medians for conventional home-purchase loans, shown with at least 20 loans; spread = APR minus the average prime offer rate at rate lock (percentage points); costs = total loan costs (section D).
Metro areas in Idaho
- Boise City, ID · 11,450 purchases
- Coeur d'Alene, ID · 2,199 purchases
- Idaho Falls, ID · 1,937 purchases
- Logan, UT-ID · 1,471 purchases
- Twin Falls, ID · 1,334 purchases
- Pocatello, ID · 902 purchases
- Lewiston, ID-WA · 555 purchases
Source: FFIEC/CFPB HMDA 2025 public LAR; FHFA and HUD 2026 loan limits. Methodology