Caldwell’s median sale price of $340,000 reflects a 6.2% rise from last year, yet homes remain on the market an average of 18 days—still brisk but longer than the 11-day frenzy in 2021. Inventory sits at 1.9 months, favoring sellers yet giving financed buyers a window to compete without waiving every contingency. New construction accounts for 34% of active listings, particularly in the Lincoln Crossing and Hatbridge Park subdivisions, where builders dangle up to $7,000 in closing incentives when buyers use preferred lenders like NMHL.

If you’re house-hunting on a budget, concentrate on the revitalized downtown corridor between 7th Ave and 14th Ave. Bungalows and Craftsman homes built in the 1920s trade between $250k-$290k, and many qualify for FHA 203(k) renovation loans. NMHL’s Fix-It-Now program bundles purchase and improvements into one 30-year fixed, allowing only a 3.5% down payment on the after-improved value.

• Median list-to-sale ratio: 99.4%
• Share of cash offers: 18%
• Share of FHA/VA/USDA: 42%

Northeast Caldwell (ZIP 83605 north of Linden St) is the hottest micro-market, posting 12% appreciation last year. Tree-lined streets, proximity to the College of Idaho, and the Whittenberger Planetarium give the area a college-town vibe. Homes average 1,950 sq ft on 0.2-acre lots; expect prices from $320k-$420k. FHA and conventional 5%-down loans dominate here.

South Caldwell/ID-45 Corridor remains largely agricultural but is rapidly transitioning to suburban. New three-bed, two-bath builds on 0.25 acres list around $310k, and many parcels qualify for USDA zero-down financing. Commute time to Boise is 28 minutes via I-84, but Canyon County’s lower tax rate shaves roughly $90 off your monthly payment compared to Ada County.

First-time buyers should also consider the Calderwood Addition near Indian Creek Plaza. Renovated 1950s ranches sit within walking distance of farmers markets and summer concerts, yet sell for $275k-$315k. The area meets Canyon County’s down-payment-assistance income limits, so a household of three earning under $72,600 can layer a $10,000 forgivable grant on top of NMHL’s 3% conventional grant, effectively buying with less than $2,000 out-of-pocket.

Canyon County’s base levy is 0.72%, but actual tax bills vary by taxing district. Caldwell’s urban renewal district adds 0.08%, pushing the combined rate to about 0.80%. On a $340,000 assessed value, that equals $2,720 yearly, but Idaho’s homeowner exemption chops $125,000 off the taxable figure, dropping the bill to roughly $1,550—about $129 per month when escrowed.

Idaho law caps annual increases at 3% for owner-occupied properties, so your payment stays predictable. Veterans with a 10% or greater service-connected disability can receive an additional property-tax reduction up to $1,320 per year; NMHL’s VA team automatically files the paperwork at closing so savings start immediately.

If you’re comparing a Caldwell home to one in Meridian, consider that Meridian’s average levy is 0.91%. On the same $340,000 house, you’d pay $195 more annually in property taxes—even before accounting for Meridian’s higher purchase prices.

Most of Caldwell lies within Caldwell School District #132, while the far southeast corner feeds into Vallivue School District #139. Both districts have improved markedly: Caldwell High’s graduation rate rose from 78% to 91% in five years, and Vallivue Middle ranks in Idaho’s top 25% for math proficiency. Homes within Vallivue boundaries command roughly $12-$18 per sq ft more, but supply is thinner.

Young families are flocking to the northwest corridor served by Sacajawea Elementary (GreatSchools 8/10), pushing prices up 9% year-over-year. Even if you don’t have kids, buying within a sought-after boundary protects resale value. NMHL’s loan officers embed school ratings into our EquityEdge valuation report so you see the long-term impact before you offer.

Idaho Housing and Finance Association’s First Loan provides below-market rates—currently 0.375% under conventional pricing—plus a 4% forgivable second mortgage for down-payment assistance. Combine that with Caldwell’s city grant, and a qualified buyer can purchase with zero cash down and still keep the monthly payment under $2,100 on a $340k home.

NMHL layers three programs for maximum leverage:

• IHFA First Loan – 30-year fixed at reduced rate
• City of Caldwell DPA – up to $10,000, 0% interest, forgiven after five years
• NMHL Closing Guarantee – we credit $5,000 toward costs if we miss the agreed closing date

Credit score thresholds are 640 for IHFA and 620 for the city grant, but NMHL can rapid-rescore applicants within 5-7 business days if you’re a few points short.

Teacher Next Door and Hero Home Programs also operate in Canyon County, giving educators, firefighters, and law-enforcement an additional $10,000 in forgivable assistance. Our loan coordinators handle the grant applications alongside your mortgage, so you close on one coordinated timeline.

Fresh-Start FHA: Designed for credit scores 550-620, this program accepts one year out of bankruptcy or foreclosure and uses non-traditional credit—utility bills, rent, insurance—to build a profile. With 3.5% down, you can buy a $340,000 Caldwell home for about $11,900 plus closing costs. Down-payment gifts from family are allowed, and sellers can contribute up to 6% toward closing.

Bank-Statement Elite: Self-employed Caldwell borrowers can qualify with as little as 10% down on loan amounts up to $726,200. We average 12 or 24 months of business deposits, ignore the tax-return write-offs, and still deliver conventional 30-year pricing—no balloon or prepay penalty.

Idaho Advantage 100%: If the property falls outside USDA boundaries, this state bond alternative finances up to $420,000 with no money down and no monthly mortgage insurance, saving roughly $210 per month versus FHA. A 700 median score is required, and household income must be under $115,000.

VA Rapid-Close: Active-duty at Mountain Home AFB, reservists, and veterans can close in as little as 14 days. We underwrite the file upfront, so sellers view your offer like cash. 100% financing to $726,200, plus we’ll roll the VA funding fee into the loan if desired.

Credit-XL Jumbo: For higher-priced acreages west of Caldwell, we offer 90% LTV up to $1.5 million with 660 scores. Only one appraisal is required, and we allow 50% DTI with 12 months of reserves.