Kuna recorded 312 single-family sales in the last 12 months—down 7 % from 2022 but still the fastest-moving submarket in Ada County. Median days-on-market dropped to 9 in Crimson Point and Indian Creek subdivisions, while larger acreage south of Hubbard averaged 24. New construction starts by Hayden Homes and CBH are priced from $429k for 1,800 sq ft; they accept up to 6 % in closing-cost concessions, perfect to pair with NMHL’s Builder-Bonus program that locks your rate 120 days out.

Inventory is 1.8 months overall, but under $400k there’s only 0.9 months—so when a 3-bed under $380k hits MLS, expect multiple offers. Cash buyers still represent 14 % of transactions, yet NMHL clients won the last 11 offers we financed by using a 21-day close guarantee plus a 1 % earnest-money bridge that shows strength without liquidating savings.

• Average list-to-sale ratio: 99.2 %
• Share of FHA/VA/USDA loans: 48 % (sellers here accept government loans)
• Appreciation 2023: 4.1 % (Ada County avg 2.8 %)

Idaho Housing’s First-Loan gives a 30-yr fixed at 0.125 % below market plus up to $15,000 in forgivable second for households under 80 % Area Median Income ($95,300 for Ada County). City of Kuna’s Home@Kuna grant adds $5,000 more if you buy within city limits and stay five years—NMHL layers both on the same closing disclosure.

Work in public safety or education? Homes for Heroes rebates 0.7 % of loan amount at closing—on a $400,000 loan that’s $2,800 cash back. For agricultural workers, USDA Direct can slash the rate to 4.5 % and finance 100 % plus closing costs if the property sits in the southern Kuna footprint (most parcels outside city limits qualify).

NMHL also offers a proprietary 2-1 Temporary Buydown: seller pays 2 % of price to buy the rate down 2 % the first year and 1 % the second—payment shock drops to $300/month, giving Idaho’s rising-wage economy time to catch your budget.

Crimson Point & Deer Flat Corridor: Built 2005-2018, $375-425k, top elementary, 0.19-acre lots. FHA and IHFA loans dominate; HOA $150/yr. Walk to the Snake River Birds of Prey trailhead.

Hubbard & Avalon: 1990s ranches on half-acre, $350-390k, no HOA, perfect for USDA 100 %. Watch flood-zone maps—NMHL’s USDA team runs the determination in 24 hrs.

North Kuna (Can-Ada & Meridian Rd): 1970s-1980s blocks under $350k, many needing $20k roofs/HVAC. Pair with NMHL’s FHA 203(k) Simple—one loan, 3.5 % down, renovation escrow handled in-house.

Desert Sage & Initial Point: New construction $429-475k, solar packages standard. Our Builder-Rate-Lock lets you freeze today’s rate for 180 days while the home is finished.

Kuna’s mill levy is 0.648 % of assessed value—almost 30 % lower than Meridian’s 0.91 %. On a $400,000 assessed home you pay $2,592 before the homeowner’s exemption; after the $100,000 exemption you’re at $1,944 annually. Ada County reassesses every five years, but Idaho caps annual increases at 3 % plus new construction value, so your tax bite stays predictable.

Important: the exemption MUST be filed by 15 April of the year you purchase—NMHL escrow department files it automatically at closing so you never miss the deadline. Investors pay the full 0.648 %, making owner-occupancy a $648/year savings that boosts cash-flow if you later convert to rental.

Recent bankruptcy, foreclosure or medical collections don’t disqualify you in Kuna. Our Fresh-Start conventional allows 600 FICO with 5 % down (gift OK) and only 24 months from discharge. For scores 580-619 we offer manual-underwrite FHA—debt-to-income ratios to 50 % if you have 3 months reserves and two years stable self-employment. Last quarter we closed a Kuna buyer with 583 FICO, $3,200 in collections, and only $9,800 cash: IHFA covered $15k down and seller paid closing—buyer brought $0.

We report to all three bureaus every month, so your on-time mortgage payments rebuild credit fast—typical 40-point lift in the first year, positioning you to refinance into a lower-rate conventional loan once you hit 680.

Mountain Home AFB is 22 minutes down I-84; Gowen Field Air Guard 14 minutes. Over 28 % of Kuna adults are veterans or active duty, so sellers welcome VA offers. NMHL waives the 1 % VA funding fee for disabled vets and will front the appraisal fee—$875—then reimburse at closing. We close VA IRRRL refinances in 10 days, keeping Kuna’s military families under the national average rate by 0.375 %.

Surprise: several subdivisions south of Columbia Road are in Canyon County but carry Kuna mailing addresses—those parcels qualify for the Idaho Veterans Land Board $0-down land-plus-construction loan if you want to build barndominiums or shop-houses. Ask for our VA-One-Time-Close spec sheet.