The story of this market
The typical home in Canyon County, Idaho sells for about $440,180, or $246 per square foot.
Prices are up +2% from a year ago, so sellers still have some momentum. Homes take about 34 days to sell. Over the long run, values in this county have grown 258% since 2000. Last year 30 of 47 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is winter weather, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,540 a month.
HUD sets the fair market rent for a 2-bedroom at $1,540 a month. FEMA's National Risk Index rates overall hazard risk here as Very Low.
Price climate
Every year of price change, 2000–2025
0%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2021 (+27%). Worst: 2010 (-21.9%). Hover to read a year.
Monthly price momentum
Home values since 2015
+5.3%
ID · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$2,132
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
0%
2025 change
FHFA repeat-sales index, median of 47 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
11
Very Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $36,094,131.
Mortgage activity
Home lending in this county
84.5%
2019 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 16363 | 9827 | 81.8% | 4.4% | $195,000 |
| 2019 | 20713▲ | 12635▲ | 84.5%▲ | 4.1% | $225,000▲ |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Canyon County, Idaho
Canyon County's housing market remains the Treasure Valley's primary affordability anchor, maintaining steady low-single-digit price growth and healthy transaction volumes. While Ada County commands higher median prices, Canyon County draws strong buyer demand seeking relatively attainable single-family square footage. Plentiful active listing inventory and moderate days on market provide balanced conditions without precipitous price swings.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 9 cities · 15 ZIP reports
Median prices moved up 2.9% year over year.
Homes spend a median of 81 days on market with 0.2 months of supply — a fast-moving market.
1% of listings have cut prices · homes sell at 8.84% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.7% · poverty 11.2% — a stable, low-distress profile.
Deterministic aggregate of 15 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Canyon County, Idaho — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 11.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Each property observation weighs one in its ZIP's deterministic roll-up — property-level records (taxes, scores, permits) never roll individually. Latest property research run Sep 14, 2026.
researched Sep 29
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| 83605 | Caldwell | $405,000 | $226 | +3.8% | 77 | — | — | — | 497 | $1,540 | researched Sep 29 |
| 83606 | Caldwell | $543,919 | $340 | +0.6% | 28 | 98.7% | 1.2% | 1.5 | 44 | $1,850 | researched Sep 29 |
| 83607 | Caldwell | $499,000 | $279 | — | 94 | 98.5% | 16% | 7.3 | 690 | $1,850 | researched Sep 29 |
| 83626 | Greenleaf | $534,700 | $287 | +2.9% | 11 | 99% | 20% | 2.3 | 812 | $1,701 | researched Sep 29 |
| 83630 | Huston | $492,228 | $336 | +0.2% | 51 | 99.5% | 4.2% | 2.6 | 4,956 | $1,850 | researched Sep 29 |
| 83639 | Marsing | $832,000 | $302 | — | 37 | 99% | 36.6% | 1.5 | 1,254 | $1,850 | researched Sep 29 |
| 83641 | Melba | $698,000 | $302 | — | 37 | — | — | — | 34 | $1,540 | researched Sep 29 |
| 83644 | Middleton | $650,000 | $275 | — | 36 | 99% | 16% | 2.3 | 368 | $1,874 | researched Sep 29 |
| 83651 | Nampa | $417,000 | $244 | +2.2% | 40 | 98.5% | 22.8% | 3.3 | 172 | $1,550 | researched Sep 29 |
| 83653 | Nampa | $433,000 | $235 | +3.1% | 42 | 98.2% | 35.6% | 3.9 | 1,104 | $2,400 | researched Sep 29 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Canyon County experiences moderate crime rates with property and violent crime rates in urban centers like Nampa and Caldwell generally tracking slightly higher than wealthier suburban Ada County neighbors, but comparable to similar mid-sized Western metro areas.
Public education is anchored by Nampa, Caldwell, Vallivue, Middleton, and Wilder school districts, presenting a mixed performance profile ranging from average to top-rated elementary schools such as Middleton Mill Creek.
Flood risk is minor with approximately 16% of properties facing flood potential concentrated along the Boise and Snake River corridors, while wildfire risks are lower on agricultural valley floor tracts but increase toward foothills and rangelands.
Canyon County remains the Treasure Valley's primary industrial, food processing, logistics, and residential affordability engine, driven by ongoing retail development, light manufacturing growth, and suburban subdivisions along the I-84 corridor.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. Federal (United States (federal)) — Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) Superfund Liens: Establishes a statutory federal lien upon the parcel running in favor of the United States for all unrecovered cleanup costs, damages, and statutory interest incurred by the EPA. Rate and formula: Direct Dollar-for-Dollar Reimbursement (Lien Amount = Incurred Response Costs + Administrative Costs + Federal (United States (federal)) — Foreign Investment in Real Property Tax Act (FIRPTA) Withholding: Imposes an affirmative withholding tax obligation on the transferee (buyer) to withhold and remit tax on the gross amount realized (gross sales price). The statutory base withholding rate is 15% of the total purchase price (Formula: Tax = Amount Realized × 15%). Exemptions and reductions: (1) 0% wit Federal (United States (federal)) — Federal General Tax Lien Encumbrance: Under IRC § 6321, a statutory lien arises automatically as of the date of assessment and attaches to all real property owned or acquired by the taxpayer.
The local economy is heavily grounded in food production, agriculture, advanced manufacturing, logistics, healthcare, and retail distribution, anchored by companies like Amalgamated Sugar, Plexus, and St. Luke's Health System.
Interstate 84 serves as the primary regional transportation artery connecting Nampa and Caldwell eastward to Meridian and Boise, accompanied by Valley Regional Transit bus routes connecting core corridors.
Long-range comprehensive plans focus on managing agricultural land conversion, mitigating transportation congestion on I-84, and expanding municipal water and wastewater capacity.
The Canyon County Assessor assesses all taxable real property annually at full market value, balancing county, municipal, school, and special taxing district levy requirements under Idaho Code.
Parcels are subject to overlapping property tax jurisdictions including independent school districts, highway districts (e.g., Nampa Highway District, Canyon Highway District), fire protection districts, and irrigation districts.
Property insurance rates in Canyon County remain comparatively moderate relative to national averages, with minor riverine flood exposure and manageable wildfire risks away from undeveloped rangelands.
- Wahooz Family Fun Zone4.415.5 mi
- Roaring Springs Water Park4.415.6 mi
- Shindig Farms4.613.8 mi
- Fly High Boise Trampoline Park4.520.9 mi
- K1 Speed Boise4.516.7 mi
- Ford Idaho Center4.310.1 mi
- Wahooz Family Fun Zone4.415.5 mi
- Topgolf Boise4.117.9 mi
- Expo Idaho4.520.6 mi
- Albertsons Stadium4.625.1 mi
- Cinemark Majestic Cinemas4.516.9 mi
- Wahooz Family Fun Zone4.415.5 mi
- Settlers' Park4.714.7 mi
- Roaring Springs Water Park4.415.6 mi
- Eagle Island State Park4.614.4 mi
- Old Idaho Penitentiary Site4.826.7 mi
- Freak Alley Gallery4.724.5 mi
- Hyde Park4.824.4 mi
- Warhawk Air Museum4.910.3 mi
- Discovery Center of Idaho4.424.8 mi
- Settlers' Park4.714.7 mi
- Discovery Park4.818.5 mi
- Indian Creek Plaza4.70.8 mi
- Eagle Island State Park4.614.4 mi
- Julius M. Kleiner Park4.717.4 mi
- Topgolf Boise4.117.9 mi
- RedHawk Public Golf Course4.59.2 mi
- Lakeview Golf Course4.212.5 mi
- TimberStone Golf Course4.78.3 mi
- BanBury Golf Course Eagle4.416.3 mi
- The Village at Meridian4.617.3 mi
- Albertsons Market Street4.617.3 mi
- Fred Meyer4.48.3 mi
- WinCo Foods4.56.4 mi
- WinCo Foods4.615.9 mi
- Boise Airport4.524.8 mi
- SKYDIVE SKYDOWN - Boise's closest skydiving experience!4.93.2 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A major recreation and nature destination offering boating, fishing, hiking trails, and migratory bird watching.
Premier regional event multi-complex hosting concerts, horse shows, sports events, and the Snake River Stampede rodeo.
Revitalized central Caldwell gathering space featuring seasonal ice skating, live music, dining, and community festivals.
Scenic wine region along the Snake River featuring dozens of estate vineyards, tasting rooms, and orchards.
Retrieved via Census Bureau QuickFacts and American Community Survey county-level data tables for Canyon County, ID.
applies when — Applies to the transfer of any real property improved by one to four dwelling units.
Requires the seller to provide a written property condition disclosure form to the buyer, detailing the condition of the property.
Idaho Code Title 55, Chapter 25.
applies when — The property must be owner-occupied and used as the primary dwelling place of the owner.
Exempts the lesser of $125,000 or 50% of the market value for assessment purposes from property taxation. Formula: Exemption = min($125,000, 0.50 * Market Value).
Idaho Code 63-602G; as amended by House Bill 885 (2026).
applies when — Applies to parcels governed by a homeowners' association as defined in Idaho Code 55-3203.
Imposes obligations regarding association governance, financial disclosures, and restrictions on covenants (e.g., limitations on short-term rental bans and accessory dwelling unit restrictions).
Idaho Code Title 55, Chapter 32.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.