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Home / Idaho Licensed Statewide · Firefighter-Owned

Idaho Mortgage Broker.
From The Treasure Valley
To The Tetons.

Hero Mortgage Group is a firefighter-owned brokerage licensed across Idaho. We close loans for buyers in Boise, Coeur d’Alene, Idaho Falls, Pocatello, Twin Falls, and the small mountain communities throughout the state. Idaho has been one of the fastest-growing housing markets in America for a decade — driven by California migration, low cost of living, and a strong sense of place. We work the IHFA First Loan menu, VA programs (Mountain Home AFB), and the Teton County high-cost market.

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IHFADPA
First Loan Program Available
$1.07M
Teton County Loan Limit
0.65%
Avg Property Tax Rate
15DAYS
Average Idaho Close
Why Hero In Idaho

The Boom State.
Disciplined Lending.

Idaho has gone from a quiet Mountain West state to one of the most active migration markets in America. Boise metro alone has roughly doubled in housing demand since 2018, driven by California, Washington, and Oregon transplants. The Treasure Valley competes for inventory at near-coastal-state speeds. Sun Valley and the Teton-adjacent areas run jumbo and resort pricing. The North Idaho/Coeur d'Alene corridor has its own dynamics.

Hero closes in 15 days, fully-underwritten, with the IHFA programs layered when applicable. That speed combined with Idaho's still-reasonable property tax environment makes us competitive for working Idaho families against both local and out-of-state lenders.

Programs · Idaho

IHFA, VA, FHA,
+ The Full Menu.

IHFA First Loan.

The flagship Idaho Housing & Finance Association program. Pairs a bond-rate first mortgage with DPA of up to 8% of the lesser of sales price or appraised value. The assistance is not forgivable and not deferred — it is a 15-year fixed second at your first-mortgage rate plus 2.00%, repaid through monthly payments alongside your first. Works with FHA, VA, USDA or conventional. Household income limit is $170,000 statewide for most products; the tax-exempt First Loan varies by county and household size, roughly $101,600 to $167,020, with sales price limits of $566,354 to $970,629.

IHFA also runs a "Hero" overlay program for first responders, active military, and educators that provides enhanced terms on the First Loan structure. We pre-screen eligibility on every Idaho file.

VA Loans In Idaho.

Idaho has roughly 130,000 veterans. Mountain Home AFB (south of Boise) is the primary active-duty installation, with smaller National Guard and Reserve facilities statewide. The 2026 baseline VA loan limit is $832,750; Teton County (the Idaho side of Jackson Hole) hits a high-cost tier at approximately $1,072,750. Full-entitlement veterans buy at any price with $0 down.

FHA In Idaho.

2026 FHA single-family limits sit at the baseline $524,225 across most of Idaho. Ada and Canyon counties (Boise metro) sit slightly higher. Teton County hits ~$716,000. Multi-unit limits scale up.

Jumbo & Resort Markets.

Sun Valley (Blaine County) and Teton County (Driggs/Victor area) routinely run jumbo. We place these files with portfolio lenders that have appetite for Idaho mountain-resort properties, including some that allow short-term rental income consideration.

Non-QM For Idaho's Self-Employed.

Idaho has a significant self-employed population — agricultural, small-business, contracting. Our Non-QM bank-statement and 1099-only programs serve these files when traditional documentation comes up short.

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Idaho · Statewide Coverage

Treasure Valley,
North Idaho, & Beyond.

Idaho FAQ

Questions From Idaho
Buyers, Answered.

I'm moving from California to Idaho. How does the simultaneous purchase work?

This is one of the most common Idaho transactions we handle. The standard approach: sell the California home, use the equity proceeds for the Idaho down payment. We structure the file to either (a) close both transactions back-to-back same-day, (b) use a bridge loan if the timing doesn't align, or (c) qualify on Idaho-only debt assuming the CA home will sell. Our Non-QM bridge options handle the cases where conventional rules get in the way.

What's the IHFA First Loan program and do I qualify?

The Idaho Housing & Finance Association's First Loan is a bond-rate first mortgage with DPA of up to 8% layered on. The DPA is a 15-year second at your first-mortgage rate plus 2.00%, with monthly payments — it is not forgiven and not deferred. Household income limit is $170,000 statewide for most products; the tax-exempt First Loan runs roughly $101,600 to $167,020 by county and household size, with sales price limits of $566,354 to $970,629. Works with FHA, VA, USDA or conventional. We pre-screen eligibility on every Idaho file.

I'm at Mountain Home AFB. How does my VA loan work in Idaho?

Same as any active-duty file. Full entitlement = $0 down on any home up to the Idaho conforming limit; above that you can still buy with $0 down using full entitlement, no county cap. PCS-move? We can structure dual-active VA loans — keep the Mountain Home / Idaho home, use remaining entitlement at the new station. We routinely handle PCS files for the 366th Fighter Wing.

What's the loan limit in Teton County, Idaho for 2026?

Teton County, ID (Driggs / Victor / Tetonia — the Idaho side of Jackson Hole) sits in an FHFA high-cost tier with a 2026 single-family conforming limit of approximately $1,072,750. Multi-unit limits scale up. Above the limit, files run jumbo with our mountain-resort portfolio bench.

How does Idaho's homestead exemption affect my property tax?

Idaho grants a homestead exemption on primary residences worth up to $125,000 or 50% of the home's value, whichever is less. This reduces your taxable assessed value substantially. On a $500K home, it could reduce assessed value to $375K — saving you roughly $800-$1,200/year in property tax depending on your county's mill rate. The exemption applies automatically once you register the home as your primary residence. We use it in PITI estimates on every Idaho owner-occupied file.

Idaho property values have run up so fast. How is appraisal handled?

Appraisals in fast-appreciating markets require recent comps. We work with Idaho-fluent appraisal management companies that pull current data, and we structure offers to allow for appraisal contingency where market conditions allow. Treasure Valley files appraise within 5-8 days typically; rural and mountain files can take 10-14 days due to appraiser availability.

How fast can you close an Idaho mortgage?

Our average Idaho close is 15 days from contract acceptance. Variables: appraisal turn (5-8 days Treasure Valley, 10-14 days in rural Idaho), title (fast — most clear in 3-5 days), and bridge-loan coordination if applicable on cross-state transactions. VA IRRRL and FHA Streamline refinances often close in 10 days.

For Every Idaho Buyer

The Boom State.
Disciplined Lending.

No documents required to start. IHFA eligibility and Idaho-specific programs verified on the first call.

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