What to know before you tour your first home, from pre-approval to the day you get the keys.
Before we tour a single house, a lender confirms what you can actually spend. It sharpens the search and makes your offer credible the moment you find the one.
School zone, commute, yard, one-story versus two — we separate the must-haves from the nice-to-haves so we're not wasting weekends on the wrong homes.
I walk every showing with you and point out what a listing photo won't — foundation, roof age, layout quirks — so you're deciding with full information.
I'll show you comparable sales so you know exactly what a fair number looks like, then negotiate on your behalf without pressure tactics.
I attend the inspection with you, walk through every repair request, and stay on top of the lender and title company so closing day goes smoothly.
Most first-time buyers assume they need 20% down — very few actually do. Here's a quick look at the main loan types available in Idaho.
| Loan Type | Min. Down Payment | Min. Credit Score | Best For |
|---|---|---|---|
| Conventional | 3–5% | ~620 | Strong credit, avoiding mortgage insurance long-term |
| FHA | 3.5% | ~580 | Lower credit scores, smaller down payments |
| VA | 0% | No set minimum | Veterans, active-duty service members, some spouses |
| USDA | 0% | ~640 | Eligible rural areas outside the Boise/Meridian core |
Figures are general program minimums and vary by lender — a loan officer will confirm exactly what you qualify for. I work with several local lenders and I'm happy to make an introduction.
The Idaho Housing and Finance Association (IHFA) offers a second-mortgage program that can cover a meaningful chunk of your down payment and closing costs — up to around 7% of the purchase price, at a fixed rate roughly 2% over your first mortgage rate, paid off over 15 years. A minimum personal contribution and a short homebuyer education course are required, and household income limits apply (generally up to $170,000, though this changes year to year). It's not free money, but it can be the difference between renting another year and buying now.
On top of your down payment, plan for closing costs of roughly 2–5% of the purchase price — this covers things like loan origination fees, appraisal, home inspection, title insurance, and prepaid property tax/insurance. On a $450,000 home, that's typically somewhere between $9,000 and $22,500. Some of this can be negotiated as a seller credit, especially in a slower market — worth discussing before you write an offer.
Use the mortgage calculator to estimate a payment based on your price range, down payment, and today's rates.
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