Who Writes This Site
Program and regulatory figures verified September 25, 2026. Details change; confirm your scenario with us.
A lender's site about one problem: how an Idaho homeowner buys the next house before the current one sells.
What this site is for
One question, worked properly. How does an Idaho homeowner fund the next purchase before the current home sells, and which of the three structures fits.
The reason this is an Idaho site rather than a generic one is Idaho Code 63-602G. It caps the homeowner's exemption at the lesser of $125,000 or 50% of value, which makes it flat for any real Idaho home, and it requires owner-occupancy with no tenant exception. Utah's statute next door reaches the opposite conclusion on renting. Generic advice cannot get both right.
Where our work stops
We originate loans. We do not write, review or advise on purchase contracts, and nothing here tells anyone what to put in an offer. Your real estate agent handles the contract and its dates. An Idaho attorney handles legal questions. Your CPA or county assessor handles the tax treatment. We handle the money.
How figures get on these pages
Every dollar amount and percentage traces to a primary source recorded with a verification date. Idaho statutes are read at legislature.idaho.gov and cited by section. Loan limits come from the FHFA county file. Agency rules come from the Fannie Mae Selling Guide, cited by section and date. Market values come from Zillow's published research series with the data month attached.
Where a figure moves, it carries an as-of date. Where we cannot verify something, it does not appear.
Talking to us
Call (480) 296-6513 or use the contact page. Our team reaches out shortly, with no obligation.
Start with the Idaho guide or the three structures.
Frequently asked questions
Who runs this site?
Mike Certo, NMLS #260555, Branch Manager at Cornerstone First Mortgage, NMLS #173855. The site covers buy-before-you-sell financing for Idaho homeowners, statewide across all 44 counties.
Is anything on this site legal or real estate advice?
No. It covers mortgage financing only. Purchase contracts, addenda and deadlines are handled by your real estate agent, legal questions by an Idaho attorney, and property tax treatment by your CPA or your county assessor.
Where do the figures on this site come from?
Primary sources, each with a verification date. Idaho statutes are read at legislature.idaho.gov and cited by section, loan limits come from the FHFA county limit file, agency rules from the Fannie Mae Selling Guide cited by section and date, and market values from Zillow's published research series with the data month shown.
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content about financing, not a loan commitment and not legal, tax, or real estate advice. Idaho's homeowner's exemption is administered county by county under Idaho Code 63-602G and 63-703, and eligibility depends on your facts; your county assessor, your CPA or an Idaho attorney, and your real estate agent each handle their own part. Loans are subject to borrower and property qualification.