Idaho FHA Loans –  Requirements and Loan Limits for 2024 – Idaho FHA Lenders

idaho fha lenders

Idaho FHA loans offer homebuyers low down payments, flexible credit requirements, and are insured by the Federal Housing Administration to make homeownership more accessible in Idaho.

Idaho home buyers who need a small down payment or have poor credit scores may be able to purchase a home with an Idaho FHA loan.  We will take you through the FHA loan requirements, detail what is needed to qualify, then help you to get pre-qualified. If you already know that an FHA loan is right for you, then click to connect with one of our loan officers whether you live in Boise, Meridian, Nampa, or anywhere else.

United Mortgage Corp (NMLS# 1330)

The Helpful Benefits of FHA Loans in Idaho

If you are deciding to purchase a home, the financial requirements can sometimes feel overwhelming. Saving enough for a hefty down payment and achieving an excellent credit score may seem like insurmountable challenges for many. That’s where FHA loans have something special to offer.

These are the benefits of an FHA loan versus a conventional loan:

  • Lower credit scores permitted
  • Lower down payment requirement
  • FHA interest rates are lower than conventional rates
  • Gift funds allowed
  • Seller closing cost contributions are allowed
  • FHA loans are assumable
  • Co-signers allowed
  • Higher debt to income ratios permitted

Idaho FHA Loan Requirements for 2024

These are the basic FHA loan requirements for this year. All of these must be met to be approved for an FHA loan. If you are not positive on whether you meet these standards or have questions, we can help.

  • Down payment of 3.5% or 10% if your credit score is below 580
  • 2-year employment history with some exceptions allowed
  • Fully document your income for the past two years
  • Minimum FICO score requirement of 500 – down payment will vary
  • Mortgage Insurance Premium (MIP) is required for every FHA loan
  • Maximum debt to income ratio of 43% with exceptions up to 56%
  • The home must be your primary residence
  • No bankruptcies or foreclosures in the past two years

Low Down Payment Requirement

FHA loans typically require a down payment as low as 3.5% of the purchase price. This is often affordable for most home buyers and down payment assistance can also be used if needed.

For credit scores of 580 or higher, the down payment will be 3.5%. For credit scores of 500-579, there will be a down payment of 10%. The down payment for an FHA loan cannot be negotiated because lenders cannot deviate from the FHA requirements.

The down payment can also be a gift from a relative. That gift can cover some or all of the down payment and also the closing costs. Read more about FHA gift funds.

Lenient Credit Requirements

Another standout benefit of FHA loans is their accessibility to borrowers with lower credit scores compared to conventional loans. This means that individuals with less-than-perfect credit history are still eligible for this type of mortgage.

For instance, if someone has faced financial hardships or made mistakes in the past and now has a lower credit score, an FHA loan provides them with an opportunity where other types of loans might not. By evaluating applicants based on a wider range of factors rather than just their credit score, these loans open doors for countless individuals who may otherwise struggle to secure financing for their dream homes.

If you have poor credit, we can still help you to secure a mortgage even if you have denied by other lenders. Contact us here to discuss.

Competitive Interest Rates

One prominent advantage offered by FHA loans is the potential for competitive interest rates. This aspect can save homebuyers money over the life of the loan in comparison to other mortgage options.

For instance, let’s say the interest rate on an FHA loan is notably lower than that of a conventional loan. Over time, this seemingly small difference can accumulate into substantial savings, making FHA loans an attractive choice for many individuals looking to purchase a home.

The interest rate offered will largely be tied to your credit score. The higher the credit score, the lower the rate will be. If you also have the ability to put more down, your rate will likely be slightly lower.

Debt-to-Income Ratio

In addition to a strong credit score, borrowers need to meet specific debt-to-income ratio requirements when applying for an FHA loan. This is an assessment used by lenders to compare an individual’s monthly income versus their recurring monthly debts. The goal is to ensure that prospective borrowers can manage mortgage payments in addition to their existing financial obligations.

Let’s look at it like this: Imagine you’re deciding if you can afford to spend money on something new after paying all your bills each month. This ratio gives lenders an idea of how well you can manage taking on a new bill—the mortgage payment—when put against your ongoing expenses. To prove that you’re in good shape, most lenders prefer a debt-to-income ratio below 43%. This signals that you have enough income each month to comfortably support your existing debts and the anticipated mortgage payment.

Meanwhile, we can go up to a 56.9% debt to income ratio which is the maximum allowed per the FHA guidelines.

By understanding these core eligibility criteria such as the credit score and the debt-to-income ratio required for FHA loans, you’re equipped with knowledge crucial for navigating the home financing process and making informed decisions about homeownership.

Understanding the eligibility criteria sets us up for exploring how these loans lead to fulfilling homeownership dreams through the purchasing process. Meanwhile, you can read more about the FHA debt to income ratio requirements here.


Idaho FHA Down Payment Assistance

There are various down payment assistance programs in every state. Below is a list of just a few down payment assistance programs that may be available to you in Idaho. Home buyers will need to contact, and arrange for these programs independently. Most lenders will accept the funds from these programs for your down payment but they will not arrange for the down payment assistance.

Idaho Housing and Down Payment Assistance Program

These are just two examples of down payment assistance programs in Idaho. Another option if you decide to work with us is down payment assistance that is part of the loan package. This lender provided down payment assistance option may or may not be forgivable and also will have a minimum credit score requirement. Contact us for more details.

Idaho FHA Loan Limits

Every county in the United States has specific maximum loan limits that are set for single family homes, as well as 2-4 unit properties. The limits are set based upon the average home sales value in that county. The base FHA loan limit for single family residences in Idaho for most counties is $498,257. Use this FHA loan limit lookup tool to see what the FHA loan limits are in your county.

County Name Single Family 2 Units 3 Units 4 Units
ADA $586,500 $750,800 $907,550 $1,127,900
ADAMS $498,257 $637,950 $771,125 $958,350
BANNOCK $498,257 $637,950 $771,125 $958,350
BEAR LAKE $498,257 $637,950 $771,125 $958,350
BENEWAH $498,257 $637,950 $771,125 $958,350
BINGHAM $498,257 $637,950 $771,125 $958,350
BLAINE $759,000 $971,650 $1,174,500 $1,459,650
BOISE $586,500 $750,800 $907,550 $1,127,900
BONNER $523,250 $669,850 $809,700 $1,006,250
BONNEVILLE $498,257 $637,950 $771,125 $958,350
BOUNDARY $498,257 $637,950 $771,125 $958,350
BUTTE $498,257 $637,950 $771,125 $958,350
CAMAS $759,000 $971,650 $1,174,500 $1,459,650
CANYON $586,500 $750,800 $907,550 $1,127,900
CARIBOU $498,257 $637,950 $771,125 $958,350
CASSIA $498,257 $637,950 $771,125 $958,350
CLARK $498,257 $637,950 $771,125 $958,350
CLEARWATER $498,257 $637,950 $771,125 $958,350
CUSTER $498,257 $637,950 $771,125 $958,350
ELMORE $498,257 $637,950 $771,125 $958,350
FRANKLIN $498,257 $637,950 $771,125 $958,350
FREMONT $498,257 $637,950 $771,125 $958,350
GEM $586,500 $750,800 $907,550 $1,127,900
GOODING $498,257 $637,950 $771,125 $958,350
IDAHO $498,257 $637,950 $771,125 $958,350
JEFFERSON $498,257 $637,950 $771,125 $958,350
JEROME $498,257 $637,950 $771,125 $958,350
KOOTENAI $572,700 $733,150 $886,200 $1,101,350
LATAH $498,257 $637,950 $771,125 $958,350
LEMHI $498,257 $637,950 $771,125 $958,350
LEWIS $498,257 $637,950 $771,125 $958,350
LINCOLN $498,257 $637,950 $771,125 $958,350
MADISON $498,257 $637,950 $771,125 $958,350
MINIDOKA $498,257 $637,950 $771,125 $958,350
NEZ PERCE $498,257 $637,950 $771,125 $958,350
ONEIDA $498,257 $637,950 $771,125 $958,350
OWYHEE $586,500 $750,800 $907,550 $1,127,900
PAYETTE $498,257 $637,950 $771,125 $958,350
POWER $498,257 $637,950 $771,125 $958,350
SHOSHONE $498,257 $637,950 $771,125 $958,350
TETON $1,149,825 $1,472,250 $1,779,525 $2,211,600
TWIN FALLS $498,257 $637,950 $771,125 $958,350
VALLEY $573,850 $734,650 $888,000 $1,103,550
WASHINGTON $498,257 $637,950 $771,125 $958,350


FHA 203k Loans in Idaho

FHA 203k loans are a great program which will allow you to borrow the money needed to purchase the home plus additional funds needed to rehabilitate or remodel the home. This program is also available in your state and we have loan officers who help with your FHA 203k loan.

If you would like to fully understand how this program works, we suggest reading our article on FHA 203k loans.

FHA Streamline Refinance in Idaho

The FHA streamline refinance program is available to existing homeowners who would like to refinance for a lower rate while eliminating some of the refinance costs such as an appraisal. You may also get a discount on the mortgage insurance premium which is another advantage.

For more information, please read our article on the FHA streamline refinance.

Idaho FHA Loan Pre-Approval Process

If you are looking for an FHA loan, there is an optimal process you should follow to get pre-approved.

  1. The first step is to make sure you have the minimum down payment needed to qualify
  2. check your credit and try to cleanup anything that is pulling down your scores
  3. Get a copy of your tax returns for the past two years
  4. Get copies of your pay stubs for the past month
  5. Get copies of your last two months’ bank statements
  6. Speak to an FHA lender about your loan scenario

Speak to us early in the process because they can identify opportunities to help with your FHA approval. This should be done months before you start looking for a home. Read more about how to get pre-approved for an FHA loan.

What to Look for in an FHA Lender

We are serious about offering a full range of FHA product options to help as many home buyers as possible.  Some of these also may be, or should be very important to you as you continue shopping for an FHA loan.

Consumers have many options to choose from when deciding which lender to use when applying for an FHA loan. However, we would love to be your choice and here are a few reasons for you to consider.

Although virtually every lender offers FHA loans, not all lenders offer the full program portfolio. For example, the FHA 203k rehabilitation loan is a great program which allows you to purchase and rehabilitate a home with all of the costs included in the mortgage. Not all lenders offer, or are experienced in working with that program.

Next, FHA guidelines permit recent bankruptcies but an experienced lender can find ways to secure an exception so you can get approved.

A good FHA lender will:

  • Allow for credit scores as low as 500
  • Provide FHA 203k loans
  • Offer competitive rates and fees
  • Have a great processing and underwriting team
  • Work closely with you throughout the loan process
  • Communicate well and will provide you with updates along the way

This is where we stand out and feel confident we can help you to qualify for an FHA loan.

FHA Loan with a Bankruptcy in Idaho

FHA has rules which require a specific waiting period or seasoning after your bankruptcy has been discharged. The waiting period after a bankruptcy discharge is 2 years. However, a little known secret is you can still get an FHA loan while in the midst of a Chapter 13 bankruptcy after you have made your first 12 on time bankruptcy payments.

You may also receive an exception to the Chapter 7 waiting period if your situation was extreme. Underwriters are looking for something like a death to the primary income earner, or being hospitalized for an extended period resulting in loss of income.

These loans would require manual underwriting which is one reason why most lenders are not offering this as an option. We help people with bankruptcies to secure an FHA loan every day.

Idaho FHA Loan Calculator

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Frequently Asked FHA Questions

Can I get an FHA loan with a bankruptcy?
In general, you will need to wait two years before applying for an FHA loan after a bankruptcy. However, there are some exceptions which may allow you to apply sooner. Read our article on the bankruptcy waiting period.

What are the FHA loan limits for different counties in Idaho?
The FHA loan limits vary by county based upon the average home sale price from the prior year. At this time, Camas and Teton counties have the highest FHA loan limits in Idaho. You can look up the limits in your county in the chart above.

Are there any special programs or incentives for first-time homebuyers using FHA loans in Idaho?
There are various down payment assistance programs in Idaho plus we offer down payment assistance with credit scores over 620.

How does the process of obtaining an FHA loan differ in rural areas of Idaho compared to urban areas?
FHA guidelines do not have an acreage limit but sometimes lenders impose their own limit which is called a lender overlay. Meanwhile, it is possible that if the home is on a parcel of land that is greater than 10 acres, you potentially may only use the first 10 acres from a value perspective during underwriting. What this could ultimately mean is a slightly larger down payment.

Can I use an FHA loan to buy a home in a designated flood zone in Idaho?
You can use an FHA insured loan to purchase a home in a flood zone, but you will be required to purchase flood insurance. Read more about buying a home in a flood zone.

Can I use an FHA loan to purchase a home on agricultural land in Idaho?
FHA loans can be used to purchase primary residences only and not for business purposes.

Are there any additional state-specific regulations or requirements for FHA loans in Idaho?
There are no state specific regulations or requirements in Idaho that would be different than any other state. FHA guidelines are consistent throughout the US.

Are all FHA lenders the same?
Not all lenders who offer FHA loans are the same. They all do not offer all of the FHA programs and their rates and fees may also vary. Most importantly, the individuals who help to process and underwrite your loan will have a huge impact on your FHA loan experience.

Can I use gift funds for an FHA loan?
FHA loans do allow for gift funds to cover your down payment as well as your closing costs. The gift funds must come from a relative or a close friend as approved by the lender. You will need to provide the lender with a gift letter that is signed by the donor.

Do I need an appraisal for an FHA loan?
The FHA does require an appraisal and inspection before your loan can be approved. The FHA inspection has clear guidelines on what needs to be repaired before your loan can close. They want to make sure home buyers are moving into a home that is safe and operational.

Can I get an FHA loan for an investment property?
FHA loans are for primary residences only and if your goal is to purchase an investment property, you cannot use FHA insured financing for that purchase. However, if you are currently living in a home that is financed with an FHA loan, you can move to a new home and keep the current home as an investment.

United Mortgage Corp (NMLS# 1330)

We can help with your FHA loan in these states:  Alabama, Alaska, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, Virginia, Washington, West Virginia, Wisconsin, Wyoming