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Idaho Housing and Finance (IHFA) Approved Lender: 2026 Loan Guide

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Idaho Housing Home Loans in Idaho (2026 Guide)

Idaho Housing programs can help eligible Idaho buyers reduce the upfront cash needed to buy a home, often by pairing a first mortgage with down payment and closing cost assistance.
If you want a clear plan (without the confusing fine print), you are in the right spot.

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Quick 2026 update

The 2026 conforming baseline loan limit is $832,750 for most of Idaho (county limits can vary). This can expand buying power, especially in higher-price pockets around Boise and the Treasure Valley.

Why buyers use Idaho Housing programs

Most buyers do not struggle with the monthly payment as much as they struggle with the upfront check at closing.
Idaho Housing programs can help bridge that gap with assistance that may be used for down payment and/or closing costs, based on eligibility and the chosen loan option.

Tip: If you have steady income but your savings is getting bullied by rent, daycare, or "I only went to Costco for one thing," this is often the right conversation.

How Idaho Housing financing typically works

  • Confirm Idaho Housing (IHFA) eligibility

    •  Income limits, occupancy, and basic loan fit are reviewed first.
    • Get Pre-Approved Today, don’t waste your time with Pre-Qualification, more information about that here

  • Choose the first mortgage

    •  Conventional/Preferred, FHA, or (when applicable) USDA options.

  • Layer in Down Payment assistance

    •  Assistance can help cover down payment and/or closing costs, depending on rules.

  • Close with a clear plan

    • You get a clean cash-to-close breakdown and timelines that match your contract.

2026 Idaho Housing loan program options

Below are the most common paths buyers use. Exact requirements can vary by program version, borrower profile, and current agency rules.
When in doubt, we confirm the exact product sheet that fits your scenario.

Idaho Housing Preferred (Conventional option)

  • Lower monthly Mortgage Insurance (MI) focus
  • 3% minimum down payment possible
  • Repeat buyers may qualify, do not have to be First Time Home Buyer
  • Often a strong fit for buyers who want a conventional loan structure and a clean long-term payment.
  • Assistance may be available to help with down payment and/or closing costs for eligible buyers.
  • Some assistance options require a minimum buyer contribution (often $500) and homebuyer education.
  • Best for buyers who qualify conventional but want help reducing upfront cash at closing.
  • Minimum 620 FICO Score

Idaho Housing FHA option

  • Flexible credit approach, minimum FICO score of 580.
  • 3.5% down payment required
  • Down Payment Assistance may be available
  • Often helpful for buyers rebuilding credit or with limited down payment savings.
  • Seller contributions toward allowable closing costs may be possible, but limits apply.
  • Income limits and other program rules apply when using Idaho Housing assistance.
  • Note: FHA seller contributions are limited (commonly up to 6% for allowable items).
  • Purchase or Refinance
  • No First Time Home Buyer Requirements
  • Temporary Rate or Permanent Rate Buydown available.

USDA Rural Development (when eligible)

  • 0% down in eligible areas
  • Map-based location rules
  • Income limits apply
  • Designed for eligible rural areas (many locations near the Treasure Valley can surprise people).
  • Closing cost strategies can include seller contributions, lender credits, and eligible assistance options.
  • Great for buyers who want low cash to close and are open to areas outside core city limits.
  • Minimum 620 FICO score
  • No First Time Home Buyer requirements

Down payment and closing cost assistance

  • Up to 8% (eligible)
  • $500 minimum buyer funds (common)
  • Education commonly required
  • Assistance may be used for down payment and/or closing costs, depending on the product.
  • Rules vary: some versions are structured as a repayable second mortgage, others differ by program type.
  • We walk you through the exact structure before you commit so there are no surprises later.

See details on Idaho down payment assistance

Key requirements to know before you apply

Eligibility depends on the specific Idaho Housing product you use, but these are common themes that affect approval:

Income limits

Idaho Housing programs often have household income limits.  Currently for Conventional and FHA, the income limit for 2026 is $170,000.

For USDA loans, it will vary by county, so give us a call today!

This is why "I make X" is not always enough information; we confirm how household income is calculated for the program.

Buyer contribution and education

Many assistance options require a minimum buyer contribution (often $500 of the buyer's own funds) and completion of homebuyer education.
We confirm what applies to your specific scenario.

Property and occupancy

Most Idaho Housing options are intended for owner-occupied homes. Property type and occupancy rules can affect eligibility.

Closing cost strategies

Seller contributions can help, but limits apply depending on FHA vs conventional and your loan-to-value.
We structure the cleanest combination of seller credits, lender credits, and eligible assistance.

Frequently asked questions

How much assistance is available for down payment and closing costs? (Click)

Eligible buyers may access assistance up to 8% of the sales price depending on the product and qualifications.
The assistance can be applied to down payment and/or closing costs based on the chosen option.

Do I need to be a first-time buyer to use Idaho Housing? (Click)

Not always. Some options can work for repeat buyers. The deciding factor is the specific program and current eligibility rules.

Is homebuyer education required? (Click)

Homebuyer education is commonly required when using Idaho Housing assistance. We confirm the exact requirement based on the program you select.

How much money does the buyer typically need to bring? (Click)

Some Idaho Housing assistance options allow a minimum borrower contribution that can be as low as $500 of the buyer's own funds, subject to current guidelines and documentation rules.

Can the seller pay my closing costs? (Click)

Seller contributions are often allowed, but limits apply. FHA commonly allows interested party contributions up to 6% for allowable items, and conventional limits vary by LTV and occupancy type.
We structure this correctly so your contract, loan, and closing disclosure all match.

How do I find out the income limit for my county? (Click)

Income limits vary by county and household size. Submit the eligibility form and we will confirm the current limit and how household income is calculated for the program you are using.

About the author: Jerry Robinson, Broker/CEO, NMLS #4475

Jerry Robinson is the Broker of 1st Choice Mortgage Company and has helped Idaho buyers across Boise, Meridian, Nampa, Caldwell, and statewide Idaho navigate Idaho Housing options, down payment assistance strategies, and clean pre-approvals that make offers stronger.

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