Boise, ID
A better way to mortgage in Boise, ID.
We put first-time-buyer, conventional, FHA to work for Boise buyers — matched to your file, whether the address is North End or anywhere else in Boise.
Does Choice Home Mortgage work with Boise, ID buyers?
Yes. Choice Home Mortgage arranges home loans for Boise buyers through licensed partner brokers who cover Idaho. We are a family-owned broker, in business since 2005 and licensed in California (NMLS #2629064); a licensed partner broker handles the Boise loan while we coordinate it and compare many lenders for it, with owner Esther Buede as your point of contact.
For 2026, a one-unit Boise home can carry a conforming loan of up to $832,750, the Ada County limit FHFA sets, and we check where your Boise price falls before you write an offer. The whole process runs by phone and online.
Boise prices, programs, and the path through.
Boise reflects years of explosive in-migration that has cooled from its peak but not reversed; inventory stays extremely tight, keeping prices elevated despite affordability strain.
Every Boise loan starts from that reality. A one-unit Boise purchase conforms to $832,750 in 2026 — the national baseline Ada County runs on. That $832,750 ceiling covers most Boise price points — conventional, FHA, first-time-buyer all stay on the Boise table. Price-wise, Boise runs solidly middle-of-market. Limits per FHFA 2026; verify your scenario with us.
2026 loan limits checked against FHFA’s county file; this page was last updated October 13, 2026.
Roughly 214,000-plus people call Boise home, spread from North End to East End, with Meridian and Nampa minutes away. Boise isn’t an abstraction to us — we know it down to the Boise foothills behind the Idaho State Capitol. Whether the address is in North End, Hyde Park, Downtown Boise, and East End or another Boise pocket entirely, the financing follows. Searching “mortgage broker near me” from Boise? We cover Boise by phone and online — Boise-level market help, no office visit. Of the 8 Idaho cities we serve, Boise plays by its own numbers — that’s the point: the Boise file, not a state template.
What you get with a local broker.
Local Boise insight
Boise pricing shifts pocket by pocket — North End, Hyde Park, Downtown Boise, near the Boise foothills behind the Idaho State Capitol — and the loan should match the pocket you pick.
Down-payment friendly
The Boise starting lineup is usually first-time-buyer, conventional, FHA; we add whichever down-payment help your Boise budget is eligible for.
We shop; you choose
Boise loans here go to whichever lender earns them — we shop the Boise file wide.
The owner, coordinating
In Boise you get the owner, Esther Buede, coordinating your file personally, with no queue for Boise files.
One coordinator on the Boise file, start to keys.
In Boise, owner Esther Buede (individual NMLS #2003644) coordinates your loan personally with our licensed partner brokers, from Hyde Park to every part of Boise. Choice Home Mortgage has been closing loans since 2005. Meet the family behind CHM →
“Esther Buede was a breathe of fresh air to work with from starting to the finish line!”
Your Boise file decides the loan.
Boise keeps us busy with first-time-buyer files — the draw of the Boise foothills behind the Idaho State Capitol doesn’t hurt. The Boise playbook usually starts with first-time-buyer, conventional, FHA, arranged through licensed partner brokers — then we shop whatever your Boise file calls for: conventional, VA, an FHA loan, and non-QM. Ready or just curious — buying, refinancing your mortgage, or running scenarios — start your application here or call (949) 522-7310.
Expect conventional, FHA, first-time-buyer to carry most Boise files.
Boise self-employed buyers get their own path here, qualifying on bank-statement income instead of W-2s; Boise investors have no-income investor financing too. See Ada County’s complete 2026 loan-limit table for the one- through four-unit numbers behind that figure.
Buyers in Meridian, Nampa, Caldwell get the same treatment as Boise files. More Idaho cities we work in →
Working with Boise, ID buyers through licensed partner brokers — Choice Home Mortgage, California-licensed, NMLS #2629064. Equal Housing Opportunity. We work with Boise buyers remotely and maintain no Boise office.
Asked by Boise buyers, answered here.
What loan size keeps a Boise mortgage conforming?
$832,750 is the 2026 conforming limit for a single-family home in Boise, based on FHFA's figure for Ada County. Ada County uses the $832,750 national baseline, so a larger loan is a jumbo loan, which each lender prices and underwrites under its own rules. For two units, the Ada County conforming limit is $1,066,250.
What's the usual first mortgage for a Boise buyer?
For a first home in Boise, the usual choices are conventional and FHA loans. Some conventional programs accept 3% down from first-time buyers. For FHA, the 2026 one-unit limit in Ada County is $586,500, per HUD. FHA loans allow 3.5% down with a credit score of 580 or higher, under HUD's rules.
Do you cover all of Boise?
Yes, we cover all of Boise, including North End, Hyde Park, Downtown Boise and East End. What changes from one neighborhood to the next is the price and the appraisal, since the appraiser compares recent sales nearby. Licensed partner brokers originate loans across North End and East End, and we coordinate them by phone and online.
Can an out-of-state broker really cover Boise, ID?
Yes, because a licensed partner broker in Idaho originates the Boise loan while Choice Home Mortgage, licensed in California, coordinates it. Our own license is California's (NMLS #2629064); we keep no local office, and the file runs by phone and online. Owner Esther Buede coordinates the file, and many lenders compete for it.
What about the towns just past the Boise line?
We cover those too: Meridian, Nampa and Caldwell are in our service area along with Boise. Every address is checked against its own county's 2026 limit before we quote. Licensed partner brokers originate those loans and Choice Home Mortgage coordinates them, the same way as a Boise file.
How does the process run for a Boise buyer working with you?
A Boise buyer starts with one call to set the plan, then applies online, uploads documents and gets updates as the file moves. A licensed partner broker in Idaho originates the loan, and Choice Home Mortgage (California NMLS #2629064) coordinates it and compares many lenders. Owner Esther Buede is your point of contact from the first call to closing.
Your Boise keys are the goal.
Tell us where in Boise you're headed — the program match and the Boise lender legwork are on us.