Idaho Market Update: Flood Zones, Loan Limits & Landlord Rules Idaho Market Update: Flood Zones, Loan Limits & Landlord Rules Welcome to your latest Idaho market update: flood zones, loan limits, and landlord rules report. I hope you are staying warm this week! While we wait for snow in the mountains (we definitely need that water for spring), the real estate market is heating up with some critical updates. In this week’s video update, I break down four major items hitting the Treasure Valley market right now - from surprising flood zone news in the Foothills to the new 2026 loan limits. 🏠 1. New “Must-Take” Class for Landlords If you are thinking of turning your primary residence into a rental, pay attention. Lenders are starting to require formal training for first-time landlords. Idaho Housing (through the “Finally Home” program) has launched a specific class for aspiring landlords. We just had a lender require this for a client, and we expect to see it more often. It covers the rules, regulations, and realities of managing a property. I highly recommend this course if you plan to rent out a home. It's better to know the rules now than to get fined later. 🔗 Link to the Finally Home Landlord Course 📉 2. Why Haven’t Rates Dropped? The Federal Reserve cut rates by a quarter-point recently (on top of the half-point cut in November). So, why are mortgage rates still hovering in the mid-6s? The Reality: Mortgage rates don’t move 1-for-1 with the Fed. The market still has big questions about: Inflation Unemployment data Until these economic questions are answered, you can expect rates to stay in the 6.375% range, with FHA/VA loans potentially in the low 6s or high 5s. Find out more about what happened to rates this week in Idaho and the Federal Reserve. 🌊 3. Flood Zones in the Boise Foothills?! Yes, you read that right. Most people don’t associate the foothills with flooding, but the valleys and draws are susceptible - especially after recent fires have changed the landscape. Flood zones are expanding in these areas. Do not be surprised if you are buying or selling a home in the Boise Foothills and suddenly find out that Flood Insurance is required. ⚠️ Pro Tip: Check the Flood Map Always have us check the flood certification early in the process so you aren’t hit with an unexpected insurance bill at closing. Want to know more about Flood Zones in Boise, I have a web page for that here. 💰 4. New 2026 Loan Limits The numbers are in for 2026! FHA Limit (Ada/Canyon): $586,500 (Unchanged) Conventional Limit: Increased to $832,750 Anything above these numbers is considered a “Jumbo Loan,” which has different requirements. Knowing these limits helps you structure your offer correctly. Have questions about these updates? Call us! Frequently Asked Questions Are there flood zones in the Boise Foothills? Yes. Recent fires have changed the landscape, expanding flood zones in valleys and draws. Buyers in the foothills should always verify flood insurance requirements. What are the 2025 conforming loan limits for Ada County? For 2025, the Conventional loan limit has increased to $832,750. The FHA loan limit for Ada and Canyon Counties remains unchanged at $586,500. Why haven’t mortgage rates dropped after the Fed rate cut? Mortgage rates are tied more closely to inflation and unemployment data than the Fed’s short-term rate cuts. Until economic questions regarding inflation are settled, rates are holding steady in the mid-6% range. About the Author: Jerry Robinson NMLS #4475 | Broker/CEO Jerry Robinson is the Broker and CEO of 1st Choice Mortgage Company. He provides weekly updates to help Idaho homeowners and agents navigate rates, rules, and local market shifts. View Jerry’s Full Profile » 1st Choice Mortgage Company, LLC Click to Call or Text: (208) 375-5626 This entry has 0 replies Comments are closed.
