How much house can I afford on $120,000 in Idaho?
About $449,000 with 20% down ($355,000 with an FHA loan), using Idaho's 0.42% property tax rate.
That is $27,451 less than the typical Idaho home ($476,754), so on $120,000 you'd look at cheaper areas or a smaller home. The payment of $2,800 covers $2,418 principal and interest, $157 property tax and $225 insurance.
Counties in Idaho you can afford on $120,000
30 of 43 counties have a typical home value at or below $449,000. The 25 priciest of them:
| County | Typical home | 1-yr change | Tax rate |
|---|---|---|---|
| Franklin County | $435,938 | +2.7% | 0.4% |
| Owyhee County | $433,227 | +3.4% | 0.4% |
| Madison County | $423,156 | +5.3% | 0.48% |
| Canyon County | $416,843 | +1.7% | 0.52% |
| Payette County | $412,388 | +3.8% | 0.4% |
| Bear Lake County | $402,207 | +2.8% | 0.41% |
| Jerome County | $400,477 | +3.2% | 0.63% |
| Bonneville County | $400,373 | +1.6% | 0.5% |
| Custer County | $394,611 | +10.9% | 0.29% |
| Nez Perce County | $390,046 | +2.5% | 0.78% |
| Lemhi County | $387,464 | +6.9% | 0.35% |
| Washington County | $386,307 | +2.3% | 0.49% |
| Bingham County | $384,891 | +3.6% | 0.5% |
| Twin Falls County | $380,622 | +3.3% | 0.61% |
| Camas County | $376,032 | +8.4% | 0.37% |
| Elmore County | $356,835 | +1.8% | 0.54% |
| Bannock County | $355,363 | +1.5% | 0.64% |
| Gooding County | $353,003 | +2.6% | 0.51% |
| Idaho County | $350,983 | +1.5% | 0.32% |
| Oneida County | $350,270 | +3.2% | 0.44% |
| Cassia County | $346,703 | +4.8% | 0.41% |
| Caribou County | $342,793 | +7.5% | 0.56% |
| Benewah County | $330,964 | +2.0% | 0.49% |
| Minidoka County | $321,699 | +1.5% | 0.48% |
| Lincoln County | $317,214 | +3.1% | 0.43% |
Affordable metro areas
Assumes a 30-year fixed loan at 7.11%, property tax of 0.42% of the home value a year, homeowners insurance of 0.6% a year, PMI of 0.5% of the loan a year when the down payment is under 20%, and FHA mortgage insurance of 0.55% a year plus a 1.75% upfront premium added to the loan. Your rate, taxes and insurance will differ.
Other salaries in Idaho
Frequently asked questions
How much house can I afford on $120,000 in Idaho?
About $449,000 with 20% down at 7.11%, keeping the payment (with Idaho's 0.42% property tax and insurance) under $2,800 a month.
Is $120,000 enough to buy a house in Idaho?
Not the typical home: the typical Idaho home is worth $476,754 (Zillow, September 2026) and $120,000 supports about $449,000. 30 of 43 counties are within budget.