FHA loans in Idaho: 2026 limits by county, and how they work
Short answer
An FHA loan is a mortgage insured by the Federal Housing Administration, built for buyers with a smaller down payment or credit that's still mending. In 2026, the FHA limit for a single-family home is $541,287 in most Idaho counties. Eleven counties run higher, up to $1,249,125 in Teton County.
Facts as of Oct 13, 2026
- 2026 FHA one-unit limits run from a floor of $541,287 to a ceiling of $1,249,125. They apply to FHA case numbers assigned on or after Jan 1, 2026. (HUD, press release No. 25-145, Dec 11, 2025)
- 33 of Idaho's 44 counties sit at the $541,287 floor, including Bonneville, Bingham, Bannock, Madison, Jefferson and Fremont. (HUD FHA Mortgage Limits, CY2026)
- 11 counties sit above it: Ada, Boise, Canyon, Gem and Owyhee ($586,500); Kootenai ($572,700); Valley ($615,250); Blaine, Camas and Lincoln ($759,000); Teton ($1,249,125). (HUD FHA Mortgage Limits, CY2026)
Who an FHA loan tends to fit
- First-time buyers who've saved a modest down payment, not a big one.
- Buyers whose credit picked up a few dings in recent years.
- Buyers who plan to live in the home. FHA loans are for a primary residence, not a rental or a second home.
Sound familiar? Then FHA is worth a look next to conventional, VA and USDA options. Putting those side by side is most of what we do as your broker.
2026 FHA limits in East Idaho
| County | Main towns | 2026 one-unit limit |
|---|---|---|
| Bonneville | Idaho Falls, Ammon, Iona, Ucon | $541,287 |
| Bingham | Blackfoot, Shelley, Firth | $541,287 |
| Bannock | Pocatello, Chubbuck | $541,287 |
| Madison | Rexburg, Sugar City | $541,287 |
| Jefferson | Rigby, Ririe | $541,287 |
| Fremont | St. Anthony, Ashton | $541,287 |
| Teton | Driggs, Victor | $1,249,125 |
| Power | American Falls | $541,287 |
| Butte | Arco | $541,287 |
| Lemhi | Salmon | $541,287 |
| Caribou | Soda Springs | $541,287 |
| Bear Lake | Montpelier | $541,287 |
| Franklin | Preston | $541,287 |
Any Idaho county not named in the fact box above is at $541,287.
What the limit means: it caps the loan amount, not the price of the home. You can buy a home that costs more if your down payment covers the difference. Limits for two- to four-unit homes are higher, and HUD's lookup tool lists them by county.
Why Teton County is so high: HUD sets limits by metro area. Teton County, Idaho is grouped with Jackson, Wyoming, where home prices are far higher, so buyers in Driggs and Victor get the national ceiling.
What an FHA loan costs besides interest
FHA loans carry mortgage insurance in two parts. There's an upfront premium, usually rolled into the loan, and an annual premium paid as part of the monthly payment. HUD sets both. We don't quote either one on a web page. You'll see the real figures on a written Loan Estimate once we know your loan.
Pairing FHA with Idaho down payment help
Idaho Housing and Finance Association (IHFA) runs down payment assistance that eligible buyers can pair with an FHA first mortgage. Income limits, price limits and a homebuyer class can apply. Our guide to down payment help in Idaho walks through IHFA, VA and USDA options.
The house has to pass too
An FHA appraisal checks the home against HUD's minimum property standards: safe, sound and secure. Peeling paint on a fixer or a missing handrail can mean repairs before closing. On rural East Idaho properties with a private well or septic system, ask early what water or septic testing the lender on your loan will want, so it doesn't hold up your closing date.
FHA or conventional?
FHA often helps when credit or savings are the sticking point. Conventional can make more sense when your credit is strong and you can put more down, partly because its mortgage insurance can come off later. The right answer depends on your numbers, so we compare both before you pick.
Common questions
- Is the FHA limit the most a buyer can pay for a house?
- No. It's the most you can borrow with FHA. You can pay more if your down payment covers the gap.
- Can an FHA loan be used for a rental or a cabin?
- Not for a pure rental or a second home. FHA is for the home you live in. A two- to four-unit property can work if you live in one of the units.
- Does Bonneville County have a higher FHA limit than the rest of Idaho?
- No. Bonneville County, which includes Idaho Falls and Ammon, is at the 2026 floor of $541,287.
- Why does Teton County get a higher limit?
- HUD groups it with the Jackson, Wyoming area, where prices are much higher.
- Does your team pull credit just to say whether FHA fits?
- No. We don't pull credit until we've talked with you.
Ask our team
Tell us what you're hoping to buy and where. Our team will look at FHA next to your other options and get back to you.
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Sources
- HUD, "HUD's Federal Housing Administration Announces 2026 Loan Limits," press release No. 25-145, Dec 11, 2025: https://www.hud.gov/news/hud-no-25-145
- HUD FHA Mortgage Limits lookup (CY2026): https://entp.hud.gov/idapp/html/hicostlook.cfm
- County figures as compiled from HUD's CY2026 limits by LendingTree, checked Oct 13, 2026: https://www.lendingtree.com/home/fha/fha-loan-limits-in-idaho
- Idaho Housing and Finance Association, homebuyer programs: https://www.idahohousing.com
Reviewed by the Good Co. Broker Club team. Updated Oct 13, 2026.
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