Star recorded 212 single-family sales in the last twelve months, with median days-on-market at 11—down from 28 the previous year. Builders like Brighton, CBH, and Hayman are releasing 40–60 lots per quarter, but resale inventory sits under two months, keeping prices resilient above $455K even at 7% mortgage rates.

• New construction baseline: $205/sq ft
• 1990s resale average: $185/sq ft
• River-front acreage: $325–375/sq ft

Cash buyers still claim 22% of transactions, yet NMHL's quick-close guarantee (as fast as 15 days with a NMHL Priority Approval) helps financed offers compete.

Star River Walk blends custom and semi-custom builds on 0.2–0.3 acre lots; HOA is $250/year and includes river-front trail maintenance. Sale prices in 2024 range $525–650K for 2,400–2,800 sq ft. Bridgewater, south of Highway 44, offers smaller lots but a community pool, pocket parks, and a $480/year HOA. Entry-level homes run $440–480K for 1,900–2,200 sq ft, perfect for FHA 3.5% down.

For horse-ready lots, head north to Can-Ada corridor where 1–2 acre parcels trade $400–450K; NMHL's One-Time-Close construction loan rolls land and build into a single close at today's rate, saving you thousands compared with two separate closings.

IHFA's First Loan program offers a 30-year fixed rate roughly 0.25% below conventional market, plus a forgivable second mortgage equal to 3.5% of the purchase price—covering the FHA down payment. Household income limits in Star (Ada County, non-city) are $125,700 for 2024, and the price cap is $585,000, comfortably above the local median.

Idaho Heroes grants up to $10K for law-enforcement, teachers, nurses, and veterans; stack it with VA or conventional 3% down. NMHL waives our $1,195 underwriting fee for every Heroes participant.

Star's small-business owners—whether you run a landscaping crew out of your garage or sell on Etsy between soccer practices—often write off so much that tax returns show paltry income. NMHL's Bank-Statement program uses 12 or 24 months of personal or business statements to calculate qualifying income at a 24% expense factor; no tax transcripts, no 4506-T.

Credit scores down to 660 are okay with 20% down; 700+ can buy with 10% down. Loan amounts top $1.5M, so that custom build on a river-front lot is within reach. For investors, our DSCR (Debt-Service-Coverage) loan qualifies using only the property's rental cash flow—no personal income docs at all—perfect for the short-term rental boom around Eagle Island State Park.

VA zero-down benefit now covers purchases up to $648K in Ada County without a down payment; over that we'll structure VA Jumbo with 25% of the difference. On a $750K custom in River Walk, that's only a $25,500 down payment—far less than conventional 10%.

Idaho Heroes adds $10K toward closing or rate-buy-down, and NMHL credits veterans our $1,195 underwriting fee. We also waive the 1% VA funding fee for veterans rated 10% or more disabled, saving another $4,600 on a $460K home.

We're headquartered in Meridian—15 minutes from any Star cul-de-sac—so our appraisers, processors, and underwriters drive past your potential house every day. That local knowledge means we spot well-water flow rates, septic setbacks, and Star-specific HOA covenants before they derail your loan. Our in-house operations team can update pre-approval letters in under 60 minutes so you can submit offers before the competition.

Programs available only through NMHL: CreditFresh (qualify one day after Chapter 13 discharge), ITIN loans starting at 20% down, and 1099-only for gig workers. Whatever your situation—first-time buyer, bruised credit, real-estate investor—our Star loan officers have closed it before.