First-Time Home Buyer Idaho 2026: Limits & Fees Guide Home > Blog > First-Time Home Buyer Programs 2026 First-Time Home Buyer Programs in Idaho for 2026 - What Big Lenders Don't Tell You By Jerry Robinson, Broker/CEO, NMLS 4475 | Updated: December 3, 2025 | 4 Minute Read If you've been Googling “first-time home buyer Idaho 2026,” you've likely ended up on a big credit union's website or a generic national portal. You probably saw promises of “100% financing” or “free grants,” followed by a confusing list of rules that make you feel like you'll never qualify. Here is the reality: The rules for buying your first home in Idaho have changed for 2026. Most banks and credit unions are still playing by old playbooks or adding their own “overlays” (extra rules) that disqualify perfectly good buyers. At 1st Choice Mortgage, we don't layer on extra rules. We just follow the guidelines. The 1st Choice Difference: We are transparent about income limits, loan caps, and fees. No hidden layers. 1. The Income Limit Surprise ($170k, Not $80k) One of the biggest myths we hear is: “I make too much money for Idaho Housing assistance.” If you look at outdated articles or restrictive credit union pages, you might see income caps listed as low as $80,000 or $100,000. The Real 2026 Number Currently, the income limit for Idaho Housing programs is $170,000 across all counties. Whether you are in Ada, Canyon, or Twin Falls county, if your household income is under $170k, you likely have access to these programs entering 2026. Big box lenders often have lower internal caps because they only offer specific, limited versions of these loans. We offer the full suite. 2. 2026 Loan Limits: Buying Power Has Increased Home prices in Boise and Meridian haven’t crashed, but your ability to borrow has gone up to match them. Many buyers think they are capped at $766k, but the federal limits for 2026 have just increased. Conventional Loan Limit: $832,750 (All counties except Teton) U.S. Federal Housing Agency FHA Loan Limit: $586,500 (Projected Baseline for Ada/Canyon) Teton County Exception: Because it is a “high-cost” area, Teton's Conventional limit jumps to $1,249,125. What this means for you: You have more room to shop than you think. If a credit union told you that you “max out” at $700k due to their internal rules, give us a call. 3. The “Free Money” Myth (The Truth About DPA) Let's be honest about Down Payment Assistance (DPA). A few years ago, “Forgivable Grants” (money you never pay back) were common. In 2026, Idaho Housing (IHFA) no longer offers the Forgivable DPA product. If a lender is promising you “free money” without strings attached, read the fine print. Today, the assistance is structured as a Repayable Second Mortgage. How it works: It is a 10-year or 15-year loan at a fixed rate (usually slightly higher than your first mortgage). Why it's still a win: It allows you to buy now with almost zero out-of-pocket cash, rather than waiting 3 years to save $20,000 while home prices keep rising. 4. Manufactured Homes: The “No” You Hear Elsewhere This is where the difference between a Mortgage Broker (us) and a Credit Union really shows. Many Idaho credit unions have a blanket policy: “No Manufactured Homes.” They view them as “risky,” so they just say no - even if the home is on its own land and perfectly nice. Our Policy: YES We can lend on manufactured homes using Idaho Housing programs. For many first-time buyers, a manufactured home on a quiet piece of land is the perfect, affordable entry point into homeownership. Don’t let a bank’s internal policy stop you from buying the home you want. 5. The Hidden Fee Trap: “Origination Fees” This is the secret most first-time buyers miss until they see the closing disclosure. Most Idaho credit unions and big banks charge an “Origination Fee” on Idaho Housing loans. This is essentially a fee just for “doing the paperwork.” The Cost: Typically 1% of the loan amount. The Math: On a $400,000 home, that is an extra $4,000 added to your closing costs. The 1st Choice Difference: We do NOT charge an Origination Fee on Idaho Housing (IHFA) loans. Period. That is ~$4,000 kept in your pocket. Summary: Broker vs. Credit Union for First-Time Buyers Feature Typical Idaho Credit Union 1st Choice Mortgage Origination Fee Typically 1% (approx. $4,000) $0 (Free on IHFA loans) Income Limit Often capped lower by internal rules $170,000 (Statewide) Manufactured Homes Often NO YES Speed 30-45 Days 21 Days or Less Ready to see what you actually qualify for? Next Step In the Home Buying Process? Stop using generic calculators. Let's look at your real income and credit to build a 2026 buying plan. Get Your Custom Rate Quote Frequently Asked Questions About Idaho Home Buyer Programs What is the income limit for Idaho Housing loans in 2026? For early 2026, the household income limit for Idaho Housing (IHFA) programs remains at $170,000 across all counties in Idaho. Is the Idaho Housing down payment assistance forgivable? No. In 2026, the “Forgivable Grant” is no longer available. Assistance is now structured as a Repayable Second Mortgage. Can I buy a manufactured home with an Idaho Housing loan? Yes. Unlike many credit unions that have internal policies against them, 1st Choice Mortgage can fund manufactured homes using IHFA programs. Do I have to pay an origination fee on Idaho Housing loans? It depends on the lender. Most credit unions charge a 1% origination fee. 1st Choice Mortgage charges $0 origination fees on IHFA loans. 1st Choice Mortgage best mortgage lender Conventional Loan Limits Idaho 2026 down payment assistance Idaho FHA Loan Limits Idaho 2026 First Time Buyer Grants Idaho first time home buyer Idaho Idaho Housing 2026 Idaho Housing Finance Association IHFA Income Limits local mortgage lender Manufactured Home Loans Idaho Meridian mortgage lender mortgage broker Boise No Origination Fee Mortgage Repayable DPA 1st Choice Mortgage Company, LLC Click to Call or Text: (208) 375-5626 This entry has 0 replies Comments are closed.
First-Time Home Buyer Programs in Idaho for 2026 - What Big Lenders Don't Tell You By Jerry Robinson, Broker/CEO, NMLS 4475 | Updated: December 3, 2025 | 4 Minute Read If you've been Googling “first-time home buyer Idaho 2026,” you've likely ended up on a big credit union's website or a generic national portal. You probably saw promises of “100% financing” or “free grants,” followed by a confusing list of rules that make you feel like you'll never qualify. Here is the reality: The rules for buying your first home in Idaho have changed for 2026. Most banks and credit unions are still playing by old playbooks or adding their own “overlays” (extra rules) that disqualify perfectly good buyers. At 1st Choice Mortgage, we don't layer on extra rules. We just follow the guidelines. The 1st Choice Difference: We are transparent about income limits, loan caps, and fees. No hidden layers. 1. The Income Limit Surprise ($170k, Not $80k) One of the biggest myths we hear is: “I make too much money for Idaho Housing assistance.” If you look at outdated articles or restrictive credit union pages, you might see income caps listed as low as $80,000 or $100,000. The Real 2026 Number Currently, the income limit for Idaho Housing programs is $170,000 across all counties. Whether you are in Ada, Canyon, or Twin Falls county, if your household income is under $170k, you likely have access to these programs entering 2026. Big box lenders often have lower internal caps because they only offer specific, limited versions of these loans. We offer the full suite. 2. 2026 Loan Limits: Buying Power Has Increased Home prices in Boise and Meridian haven’t crashed, but your ability to borrow has gone up to match them. Many buyers think they are capped at $766k, but the federal limits for 2026 have just increased. Conventional Loan Limit: $832,750 (All counties except Teton) U.S. Federal Housing Agency FHA Loan Limit: $586,500 (Projected Baseline for Ada/Canyon) Teton County Exception: Because it is a “high-cost” area, Teton's Conventional limit jumps to $1,249,125. What this means for you: You have more room to shop than you think. If a credit union told you that you “max out” at $700k due to their internal rules, give us a call. 3. The “Free Money” Myth (The Truth About DPA) Let's be honest about Down Payment Assistance (DPA). A few years ago, “Forgivable Grants” (money you never pay back) were common. In 2026, Idaho Housing (IHFA) no longer offers the Forgivable DPA product. If a lender is promising you “free money” without strings attached, read the fine print. Today, the assistance is structured as a Repayable Second Mortgage. How it works: It is a 10-year or 15-year loan at a fixed rate (usually slightly higher than your first mortgage). Why it's still a win: It allows you to buy now with almost zero out-of-pocket cash, rather than waiting 3 years to save $20,000 while home prices keep rising. 4. Manufactured Homes: The “No” You Hear Elsewhere This is where the difference between a Mortgage Broker (us) and a Credit Union really shows. Many Idaho credit unions have a blanket policy: “No Manufactured Homes.” They view them as “risky,” so they just say no - even if the home is on its own land and perfectly nice. Our Policy: YES We can lend on manufactured homes using Idaho Housing programs. For many first-time buyers, a manufactured home on a quiet piece of land is the perfect, affordable entry point into homeownership. Don’t let a bank’s internal policy stop you from buying the home you want. 5. The Hidden Fee Trap: “Origination Fees” This is the secret most first-time buyers miss until they see the closing disclosure. Most Idaho credit unions and big banks charge an “Origination Fee” on Idaho Housing loans. This is essentially a fee just for “doing the paperwork.” The Cost: Typically 1% of the loan amount. The Math: On a $400,000 home, that is an extra $4,000 added to your closing costs. The 1st Choice Difference: We do NOT charge an Origination Fee on Idaho Housing (IHFA) loans. Period. That is ~$4,000 kept in your pocket. Summary: Broker vs. Credit Union for First-Time Buyers Feature Typical Idaho Credit Union 1st Choice Mortgage Origination Fee Typically 1% (approx. $4,000) $0 (Free on IHFA loans) Income Limit Often capped lower by internal rules $170,000 (Statewide) Manufactured Homes Often NO YES Speed 30-45 Days 21 Days or Less Ready to see what you actually qualify for? Next Step In the Home Buying Process? Stop using generic calculators. Let's look at your real income and credit to build a 2026 buying plan. Get Your Custom Rate Quote Frequently Asked Questions About Idaho Home Buyer Programs What is the income limit for Idaho Housing loans in 2026? For early 2026, the household income limit for Idaho Housing (IHFA) programs remains at $170,000 across all counties in Idaho. Is the Idaho Housing down payment assistance forgivable? No. In 2026, the “Forgivable Grant” is no longer available. Assistance is now structured as a Repayable Second Mortgage. Can I buy a manufactured home with an Idaho Housing loan? Yes. Unlike many credit unions that have internal policies against them, 1st Choice Mortgage can fund manufactured homes using IHFA programs. Do I have to pay an origination fee on Idaho Housing loans? It depends on the lender. Most credit unions charge a 1% origination fee. 1st Choice Mortgage charges $0 origination fees on IHFA loans.
