Are Starter Homes Still Affordable in the Boise Area?

Yes, starter homes can still be found in the Boise area, but “affordable” looks very different than it did even a few years ago. With Ada County’s median home price hovering in the low-to-mid $500Ks and Meridian and Kuna not far behind, today’s starter homes are less about “cheap houses” and more about strategically priced, realistically sized homes.

For many first-time buyers, that now looks like new-construction homes in the high $300Ks to low $400Ks — especially in Meridian and Kuna. With the right prep, smart use of assistance programs, and flexibility on features and location, getting into a starter home in the Boise area is still possible.

Are Starter Homes Still Affordable in the Boise Area, Specifically Around Meridian and Kuna?

Here’s the quick snapshot:

• Ada County’s median sale price sits in the low-to-mid $500Ks, which means anything in the high $300Ks to low $400Ks is now starter territory rather than a “bargain.”

• Meridian’s median price is hovering around the low $500Ks, and Kuna’s is generally in the mid-to-high $400Ks.

• New-construction homes under roughly $420K are often priced below the median for the area.

• Recent new-construction options in Meridian and Kuna include 2–4 bedroom homes, roughly 1,100–2,100 sq ft, most falling from about $385,000 to $420,000.

• At today’s prices and interest rates, affordability depends heavily on your down payment, debts, and loan type — but Idaho-specific down payment assistance can significantly reduce cash needed up front.

• Being flexible about Kuna vs. Meridian, lot size, and upgrades often makes the difference between “We can’t buy” and “We can own a home this year.”

• The market is still competitive, but no longer the frenzy of 2020–2021, which gives well-prepared first-time buyers more room to negotiate and fully inspect homes.

Expanded Explanation

To answer whether starter homes are still affordable, you first have to reset expectations around price.

As of late 2025:

• Ada County’s median sale price is around $530,000.

• Meridian usually sits just under that, in roughly the $515,000 range.

• Kuna remains somewhat more affordable than Meridian, but its prices have also climbed sharply over the last few years.

In today’s market, “starter home” rarely means under $300K. It typically means “below the local median and realistically sized for a first-time buyer.”

What Starter Homes Actually Look Like Right Now

A current snapshot of new construction in Meridian and Kuna shows:

• Single-family homes in the high $300Ks to low $400Ks

• 2–4 bedrooms, roughly 1,100–2,100 sq ft

• Days on market ranging from a few days to a couple of months, with a typical median around six weeks

That’s a more realistic picture of what many first-time buyers are looking at today.

When you compare those homes to the broader market:

• A $400,000-ish new-construction home in Meridian or Kuna is meaningfully below Ada County’s overall median

• It’s often below Meridian’s median and closer to or slightly below Kuna’s median

They aren’t “cheap,” but they are logical entry points for qualified first-time buyers who want something newer and lower maintenance.

Affordability Is About More Than the Sticker Price

Sale price is just one part of affordability. You also have to account for:

• Mortgage interest rate

• Property taxes

• Homeowners insurance

• HOA fees (if applicable)

The good news: Idaho-specific assistance programs can help with down payment and closing costs — sometimes up to a percentage of the purchase price and, in some cases, with as little as $500 of the buyer’s own funds required. When paired with FHA or other low-down-payment loans, that can move a $400K home from “there’s no way” to “tight but doable.”

The Market Has Shifted From Frenzy to “Competitive but Negotiable”

Meridian and Kuna no longer resemble the white-hot market of 2020–2021:

• Median days on market are longer

• Price growth has cooled, and in some months prices have even dipped slightly

• Builders and sellers are more open to concessions, rate buydowns, or closing cost help, especially on new construction

This creates windows where a well-prepared first-time buyer can secure a solid home with better terms — even if list prices haven’t dropped dramatically.

So, are starter homes still affordable in the Boise area?
For buyers who are:

• Realistic on price

• Open to Meridian and Kuna

• Willing to use available lending and assistance programs

…the answer is yes — but it takes planning, trade-offs, and good guidance.

“AMAZING realtors who helped us every step of the way. I’ve not met anyone who knows home buying/selling and Idaho’s real estate market more. Highly recommend you work with them!”
— Brett Bruns

Misconceptions, Insights, and Key Points

“Starter home” no longer means what it used to.

Many buyers still picture a starter home as a sub-$250K single-family house. In today’s Ada County market, with median prices in the low-to-mid $500Ks, that price point rarely exists near Boise, Meridian, or Kuna.

Now, starter homes are defined more by:

• Relative affordability (below the local median)

• Manageable size

• Total monthly payment that fits a realistic budget

New construction is not automatically out of reach.

It’s easy to assume new builds are always more expensive. But in Meridian and Kuna:

• Some brand-new homes are priced below local medians

• Builders may offer rate buydowns or closing cost credits

• Incentives can make new construction competitive on monthly payment — especially versus older homes that might need immediate repairs or updates.

Kuna can offer more house for the money, while Meridian brings convenience.

Generally speaking:

• Kuna’s prices tend to sit a bit under Meridian’s, often translating into more square footage or features at the same price.

• Meridian offers more established amenities, shopping, dining, and often shorter commutes.

Thinking clearly about commute, schools, lifestyle, and future resale helps you decide whether paying more for Meridian or stretching your search into Kuna makes sense.

Assistance programs are designed for markets like this.

With Idaho home prices above the national average, down payment and closing cost assistance programs exist to keep first-time buyers in the game.

Too many buyers self-select out before ever applying. A quick strategy session with a knowledgeable agent and lender often reveals more options than they expected.

“Doug and Joan are hands down THE BEST Idaho has to offer. If you’re looking for a team that helps reduce the stress of purchasing a home, you’ve found them! Highly recommended!”
— Michaela George

Important Considerations Before You Commit

Get clear on your true monthly comfort zone.

Instead of starting with “What can I qualify for?”, start with:

“What payment actually lets us sleep at night?”

Build in room for:

• Utilities

• Maintenance

• Emergencies

• Future life changes

Then work with your lender to reverse-engineer a target price range from that number.

Compare Meridian vs. Kuna side by side.

Don’t just guess. Look at real examples:

• One or two homes in Meridian

• One or two in Kuna

• Similar price points and basic features

Compare:

• Estimated monthly payments

• Taxes and HOA dues

• Commute times

• Likely resale potential

Seeing it on one page often makes the “right fit” much clearer.

Don’t underestimate the value of new-home warranties.

A slightly higher purchase price on a new home can be partly offset by:

• Lower near-term maintenance

• Warranties on major systems

• More efficient construction

• Modern layouts that work better long term

Those factors can reduce stress and surprise expenses in the first years of ownership.

Plan for rate changes and refinancing.

Rates move over time. Buying a solid, livable starter home at today’s rate can still be smart if:

• The payment fits your current budget

• You have a plan to refinance if and when rates improve

The key is whether the home and payment work for your life right now.

Use professional guidance, not headlines.

National headlines don’t reflect block-by-block reality in Meridian and Kuna.

A local team that tracks:

• Inventory

• Price reductions

• Builder incentives

• Days on market

…can help you time your move and avoid overpaying.

FAQ

Q: What price range counts as a realistic starter home in Meridian or Kuna right now?
A: Many first-time buyers are landing on new-construction single-family homes roughly between $385,000 and $420,000. That’s below the wider Ada County median and typically below Meridian’s median sales price.

Q: Are there still homes under $350,000 in the Boise area?
A: They do exist, but they’re rare and often:

• Smaller

• Older

• Farther from core Boise/Meridian/Kuna

If your budget caps in the low-to-mid $300Ks, it’s important to widen your search area and consider townhomes or smaller lots.

Q: Is Kuna still cheaper than Meridian for new construction?
A: Generally, yes — Kuna tends to offer more affordable options than Meridian, though the gap has narrowed. The most accurate way to compare is to look at specific floor plans and communities in both areas.

Q: How can first-time buyers in Idaho lower their upfront costs?
A: Work with a lender who understands Idaho Housing and other assistance programs. These may provide down payment and closing cost help, which can significantly reduce cash needed at closing if you qualify.

Q: Should I wait for prices to drop before buying my first home?
A: Waiting only pays off if prices or rates drop faster than your rent and cost of living rise. With prices relatively stable and inventory improving in some segments, it often makes more sense to:

• Buy when the payment works,

• You’ve found a home that fits your life,

• And you’re buying with a longer-term view, not trying to hit a perfect “bottom.”

Next Steps / Call to Action

If you’d like to see what’s truly possible in your price range — and whether a new-construction starter home in Meridian or Kuna could work for you — you don’t have to guess alone.

👉 Schedule a first-time home buyer consultation:
www.soldman.com/book

Or reach out to The Soldman Team at eXp Realty Boise for a personalized game plan that fits your budget, your needs, and your timeline.

📞 (208) 866-7788
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