Idaho Mortgage Broker | Boise & Coeur d'Alene

Idaho at a glance

Loan limits. Every Idaho county except Teton uses the standard 2026 conforming limit of $832,750 for a single-family home; Teton County's is $1,249,125. Above the limit, you need a jumbo loan.
The homeowner's exemption. Idaho reduces the taxable value of an owner-occupied primary home by 50%, up to $125,000. You apply through your county assessor after you buy, so put it on your move-in list.
Rural eligibility. Many Idaho towns outside the Boise and Coeur d'Alene urban areas are eligible for USDA financing. We check the address before you make an offer.

Boise and the Treasure Valley

Boise's North End and East End have older homes close to downtown, while Meridian, Eagle, Kuna, Star and Nampa have added thousands of new homes. New construction often comes with builder incentives tied to a preferred lender; we'll show you how the builder's offer compares with loans from our wholesale lenders. Mountain Home Air Force Base and the Idaho National Guard at Gowen Field also bring many VA buyers to the valley.

Coeur d'Alene and North Idaho

Coeur d'Alene, Post Falls, Hayden, Rathdrum and Sandpoint draw buyers from Spokane, Puget Sound and out of state — many buying lake homes, second homes or rentals. Second homes and investment properties have different qualifying and reserve rules than a primary residence, and DSCR loans can qualify a rental on its rent instead of your personal income. Plenty of North Idaho households also work in Spokane; see our Spokane page for the Washington side.

Your North Idaho loan officer