Every Idaho Metro Was Rising in August 2026
Program and regulatory figures verified September 25, 2026. Details change; confirm your scenario with us.
Idaho in August 2026 had no falling metro, which is the friendlier end of the reserve conversation and a genuine difference from its neighbours.
The numbers
| Metro | Typical value, Aug 2026 | Year over year | Exemption as share of value |
|---|---|---|---|
| Coeur d'Alene | $605,220 | +2.8% | 20.7% |
| Boise City | $493,522 | +1.4% | 25.3% |
| Rexburg | $443,024 | +5.8% | 28.2% |
| Idaho Falls | $410,200 | +1.4% | 30.5% |
| Twin Falls | $386,833 | +3.4% | 32.3% |
| Lewiston | $377,654 | +2.1% | 33.1% |
| Pocatello | $353,114 | +1.7% | 35.4% |
Source: Zillow Research public ZHVI series, all homes, smoothed and seasonally adjusted, data month August 2026, pulled September 24, 2026. These move; treat them as a dated snapshot.
No falling market, and why that matters
All seven metros rose over the year. That is worth naming because bridge structures tier their reserve requirements against expected marketing time, and marketing time lengthens when values soften. A state with no declining metro is a state where the reserve conversation starts from a better place.
Utah, next door, had St. George down 0.8% over the same period. Idaho had nothing comparable.
Rexburg is the standout
Rexburg rose 5.8%, more than double the next fastest. At $443,024 it now sits above Idaho Falls despite being the smaller market. For a Madison County move-up that combination, rising quickly and still well under the $832,750 limit, is about as clean as this gets.
One statute, seven different effects
Idaho's homeowner's exemption is a flat $125,000 for every home on this list, because all seven typical values exceed the $250,000 crossover in Idaho Code 63-602G(1). The dollar benefit is identical in Pocatello and Coeur d'Alene. The proportional benefit is not: 35.4% against 20.7%.
For a move-up that means the cost of losing the exemption during an overlap is roughly constant in dollars statewide, so it lands harder on a smaller budget. Detail on the exemption page.
By metro
Boise, Coeur d'Alene, Idaho Falls, Twin Falls and Pocatello, and Teton Valley, which is the one county where the loan limit changes.
Frequently asked questions
What is the typical home value in Boise in 2026?
$493,522 as of August 2026, up 1.4% year over year, per the Zillow Research ZHVI series for all homes, smoothed and seasonally adjusted. That sits about $339,000 below Ada County's $832,750 conforming limit.
Which Idaho housing market is growing fastest?
Rexburg, up 5.8% year over year as of August 2026, more than double the next fastest. Its typical value of $443,024 now exceeds Idaho Falls at $410,200 despite Rexburg being the smaller market.
Was any Idaho metro losing value in 2026?
None of the seven we track. All rose year over year as of August 2026, from Boise City and Idaho Falls at 1.4% up to Rexburg at 5.8%. That contrasts with Utah, where St. George was down 0.8% over the same period.
Why does market direction matter for a bridge loan?
Because reserve requirements on bridge structures are tiered against expected marketing time, and marketing time lengthens when values soften. A rising market supports a shorter expected marketing time and therefore a lighter reserve tier.
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.