The 83402 zip code in Idaho Falls tops our ranking of the most affordable places to live in Idaho.
Whether you're searching for affordable cities and towns to buy a home or the places with the lowest cost of living to rent, consider the following zip codes.
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Top 10 most affordable places to live in Idaho
| Rank | City | Affordability Score | Median home value | Rental costs |
|---|---|---|---|---|
| 1 | Idaho Falls 🥇 | 100.0 | $363,289 | $1,297 |
| 2 | Nampa 🥈 | 97.5 | $429,540 | $1,547 |
| 3 | Ammon 🥉 | 89.4 | $428,104 | $1,649 |
| 4 | Meridian | 86.6 | $528,094 | $1,812 |
| 5 | Caldwell | 86.4 | $371,148 | $1,429 |
| 6 | Boise | 86.3 | $622,968 | $2,336 |
| 7 | Pocatello | 85.6 | $330,476 | $1,106 |
| 8 | Kuna | 83.2 | $459,295 | $2,207 |
| 9 | Middleton | 82.9 | $500,811 | $1,680 |
| 10 | Eagle | 80.4 | $802,500 | $1,903 |
What these affordable cities and towns have in common
The 10 zip codes we ranked share a common trait: a low cost of living relative to the Idaho median.
Median home values, rental costs, and property taxes generally sit below the state averages, while household incomes remain strong enough to keep home affordability ratios manageable. Below, we look at each market in detail.
1. Idaho Falls
Here's why the 83402 zip code in Idaho Falls is Idaho's most affordable place to live.
🔎 Key data about Idaho Falls
| Data point | Value | Rank (out of 47 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 100.0 | No. 1 | N/A |
| Median home value | $363,289[1] | No. 6 | -$108,955 |
| Home affordability ratio | 4.9 | No. 4 | -0.9 |
| Home value five-year change | 26.8%[2] | No. 27 | 2.7% |
| Home value one-year forecast | -1.0%[3] | No. 22 | -0.4% |
| Rental costs | $1,297[4] | No. 6 | -$383 |
| Rent affordability ratio | 1.74% | No. 6 | -0.3% |
| Median household income | $74,517[5] | No. 28 | -$6,615 |
| Property taxes | $1,820[6] | No. 12 | -$465 |
| Energy costs | $0.11 kWh[7] | No. 6 | -$0.01 |
Idaho Falls's 83402 zip code is the cheapest place to live in Idaho, leading the 47 markets we evaluated.
The median home value is $363,289, making it the 6th-cheapest housing market in the state. Forecasts project a -1.0% change in home values in the next year. Rent in the zip code averages $1,297 per month, which is the 6th cheapest amount in Idaho.
The median property tax for homeowners in Idaho Falls is $1,820 per household, the No. 12 ranked market in Idaho.
Residents pay $0.11 per kWh of electricity, which ranks No. 6 among Idaho markets.
📈 Thinking about buying in Idaho? See our complete housing market outlook for the data, trends, and timing insights Idaho buyers need to know.
2. Nampa
The 83686 zip code is the 2nd-cheapest place to live in Idaho.
🔎 Key data about Nampa
| Data point | Value | Rank (out of 47 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 97.5 | No. 2 | N/A |
| Median home value | $429,540[1] | No. 23 | -$42,704 |
| Home affordability ratio | 5.0 | No. 7 | -0.9 |
| Home value five-year change | 17.5%[2] | No. 15 | -6.6% |
| Home value one-year forecast | -1.4%[3] | No. 2 | -0.8% |
| Rental costs | $1,547[4] | No. 12 | -$133 |
| Rent affordability ratio | 1.79% | No. 8 | -0.3% |
| Median household income | $86,518[5] | No. 16 | $5,386 |
| Property taxes | $2,219[6] | No. 26 | -$66 |
| Energy costs | $0.12 kWh[7] | No. 9 | $0.00 |
Nampa's 83686 zip code has a median home value of $429,540, which is the 23rd-cheapest housing market in Idaho. You can rent for an average of $1,547 per month. That's the 12th-cheapest price in the state.
The average household income in the zip code is $86,518, which ranks 16th-highest in the state.
Homeowners in Nampa pay a median property tax of $2,219 per year, making it the 26th-most affordable market in Idaho.
Nampa ranks No. 9 among Idaho energy markets. You'll pay $0.12 per kWh of electricity.
3. Ammon
The 3rd-least-expensive place to live in Idaho is Ammon's 83406 zip code.
🔎 Key data about Ammon
| Data point | Value | Rank (out of 47 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 89.4 | No. 3 | N/A |
| Median home value | $428,104[1] | No. 22 | -$44,140 |
| Home affordability ratio | 4.9 | No. 5 | -0.9 |
| Home value five-year change | 23.8%[2] | No. 21 | -0.3% |
| Home value one-year forecast | -0.9%[3] | No. 25 | -0.3% |
| Rental costs | $1,649[4] | No. 18 | -$31 |
| Rent affordability ratio | 1.90% | No. 12 | -0.2% |
| Median household income | $86,991[5] | No. 15 | $5,859 |
| Property taxes | $1,952[6] | No. 15 | -$333 |
| Energy costs | $0.12 kWh[7] | No. 45 | $0.00 |
The No. 22 cheapest housing market in Idaho is Ammon's 83406 zip code, with a median home value of $428,104. Rents in the market average $1,649 per month, making it the 18th-most affordable rental market in the state.
The median property tax for households in Ammon is $1,952, which makes it the 15th-cheapest place in Idaho. Ammon ranks No. 45 among Idaho markets by energy costs. Residents pay $0.12 per kWh of electricity.
4. Meridian
The 83642 zip code in Meridian comes in at No. 4 on our list of the cheapest places to live in Idaho.
🔎 Key data about Meridian
| Data point | Value | Rank (out of 47 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 86.6 | No. 4 | N/A |
| Median home value | $528,094[1] | No. 35 | $55,850 |
| Home affordability ratio | 5.4 | No. 22 | -0.4 |
| Home value five-year change | 15.0%[2] | No. 5 | -9.1% |
| Home value one-year forecast | -1.4%[3] | No. 2 | -0.8% |
| Rental costs | $1,812[4] | No. 36 | $132 |
| Rent affordability ratio | 1.87% | No. 10 | -0.2% |
| Median household income | $96,909[5] | No. 8 | $15,777 |
| Property taxes | $2,424[6] | No. 36 | $139 |
| Energy costs | $0.12 kWh[7] | No. 9 | $0.00 |
The No. 35 cheapest housing market in Idaho is Meridian's 83642 zip code, where the median home value is $528,094. Renters here pay an average of $1,812 per month.
When it comes to energy costs, Meridian ranks 9th among Idaho markets. Residents pay $0.12 per kWh of electricity.
The median property tax for households in the zip code is $2,424, which makes it the 36th-cheapest market in Idaho.
5. Caldwell
The 83605 zip code in Caldwell ranks No. 5 among Idaho's most affordable places to live.
🔎 Key data about Caldwell
| Data point | Value | Rank (out of 47 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 86.4 | No. 5 | N/A |
| Median home value | $371,148[1] | No. 10 | -$101,097 |
| Home affordability ratio | 5.4 | No. 20 | -0.4 |
| Home value five-year change | 20.6%[2] | No. 17 | -3.5% |
| Home value one-year forecast | -1.4%[3] | No. 2 | -0.8% |
| Rental costs | $1,429[4] | No. 8 | -$251 |
| Rent affordability ratio | 2.09% | No. 31 | 0.0% |
| Median household income | $68,427[5] | No. 37 | -$12,705 |
| Property taxes | $1,829[6] | No. 13 | -$456 |
| Energy costs | $0.12 kWh[7] | No. 9 | $0.00 |
Caldwell's 83605 zip code has a median home value of $371,148, the 10th-cheapest housing market in the state. Forecasts project a -1.4% change in home values in the next year.
The median property tax per household in Caldwell is $1,829. It's the 13th-cheapest market by tax rate in Idaho.
6. Boise
The No. 6 most affordable city in Idaho is the 83716 zip code.
🔎 Key data about Boise
| Data point | Value | Rank (out of 47 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 86.3 | No. 6 | N/A |
| Median home value | $622,968[1] | No. 41 | $150,723 |
| Home affordability ratio | 4.8 | No. 3 | -1.0 |
| Home value five-year change | 19.9%[2] | No. 16 | -4.2% |
| Home value one-year forecast | -1.4%[3] | No. 2 | -0.8% |
| Rental costs | $2,336[4] | No. 47 | $656 |
| Rent affordability ratio | 1.81% | No. 9 | -0.3% |
| Median household income | $128,822[5] | No. 1 | $47,690 |
| Property taxes | $3,639[6] | No. 46 | $1,354 |
| Energy costs | $0.12 kWh[7] | No. 9 | $0.00 |
The back half of our top 10 kicks off with Boise's 83716 zip code, which has the 41st-cheapest home values in Idaho. The median home value is $622,968. Rents average $2,336 per month, making it the 47th-most affordable rental market in the state.
Residents pay $0.12 per kWh of electricity. It's the 9th-cheapest energy market.
7. Pocatello
Pocatello's 83201 zip code is the 7th-cheapest place to live in Idaho.
🔎 Key data about Pocatello
| Data point | Value | Rank (out of 47 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 85.6 | No. 7 | N/A |
| Median home value | $330,476[1] | No. 4 | -$141,769 |
| Home affordability ratio | 5.0 | No. 8 | -0.8 |
| Home value five-year change | 41.0%[2] | No. 43 | 16.9% |
| Home value one-year forecast | 0.6%[3] | No. 39 | 1.2% |
| Rental costs | $1,106[4] | No. 2 | -$574 |
| Rent affordability ratio | 1.67% | No. 3 | -0.4% |
| Median household income | $66,357[5] | No. 38 | -$14,775 |
| Property taxes | $1,948[6] | No. 14 | -$337 |
| Energy costs | $0.12 kWh[7] | No. 9 | $0.00 |
You'll find the 4th-cheapest home values in Idaho in Pocatello's 83201 zip code. The median value: $330,476. Renters in Pocatello pay an average of $1,106 per month.
Homeowners in Pocatello pay a median property tax of $1,948 per year, which is Idaho's 14th-most affordable market.
The average household income is $66,357, which ranks 38th-highest in the state.
8. Kuna
The 8th-least-expensive place to live in Idaho is Kuna's 83634 zip code.
🔎 Key data about Kuna
| Data point | Value | Rank (out of 47 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 83.2 | No. 8 | N/A |
| Median home value | $459,295[1] | No. 26 | -$12,950 |
| Home affordability ratio | 4.7 | No. 2 | -1.1 |
| Home value five-year change | 16.1%[2] | No. 9 | -8.0% |
| Home value one-year forecast | -1.4%[3] | No. 2 | -0.8% |
| Rental costs | $2,207[4] | No. 45 | $527 |
| Rent affordability ratio | 2.27% | No. 41 | 0.2% |
| Median household income | $97,171[5] | No. 7 | $16,039 |
| Property taxes | $2,000[6] | No. 16 | -$285 |
| Energy costs | $0.12 kWh[7] | No. 9 | $0.00 |
The 26th-cheapest housing market in Idaho is Kuna's 83634 zip code, with a median home value of $459,295. Renters pay an average of $2,207 per month, the No. 45 rental market in the state.
The median property tax for households in Kuna is $2,000, which makes it the 16th-cheapest place in Idaho. The average household income of $97,171 ranks 7th.
9. Middleton
Middleton's 83644 zip code is one of Idaho's most affordable towns, sneaking into the top ten of our rankings.
🔎 Key data about Middleton
| Data point | Value | Rank (out of 47 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 82.9 | No. 9 | N/A |
| Median home value | $500,811[1] | No. 31 | $28,566 |
| Home affordability ratio | 5.1 | No. 12 | -0.7 |
| Home value five-year change | 21.7%[2] | No. 20 | -2.4% |
| Home value one-year forecast | -1.4%[3] | No. 2 | -0.8% |
| Rental costs | $1,680[4] | No. 19 | $0 |
| Rent affordability ratio | 2.07% | No. 21 | 0.0% |
| Median household income | $97,293[5] | No. 6 | $16,161 |
| Property taxes | $2,247[6] | No. 28 | -$38 |
| Energy costs | $0.12 kWh[7] | No. 9 | $0.00 |
The 31st-cheapest housing market in Idaho is Middleton's 83644 zip code, where the median home value is $500,811. Renters pay an average of $1,680 per month. It's the state's 19th-cheapest rental market.
The median property tax for households within the zip code is $2,247, which makes it the 28th-cheapest property tax rate in Idaho.
10. Eagle
The final spot on our list of the most affordable places to live in Idaho goes to the 83616 zip code in Eagle.
🔎 Key data about Eagle
| Data point | Value | Rank (out of 47 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 80.4 | No. 10 | N/A |
| Median home value | $802,500[1] | No. 46 | $330,255 |
| Home affordability ratio | 6.4 | No. 36 | 0.6 |
| Home value five-year change | 21.0%[2] | No. 19 | -3.1% |
| Home value one-year forecast | -1.5%[3] | No. 1 | -0.9% |
| Rental costs | $1,903[4] | No. 40 | $223 |
| Rent affordability ratio | 1.52% | No. 1 | -0.6% |
| Median household income | $125,203[5] | No. 2 | $44,071 |
| Property taxes | $3,499[6] | No. 44 | $1,214 |
| Energy costs | $0.12 kWh[7] | No. 9 | $0.00 |
Rounding out our top 10 is Eagle's 83616 zip code, with the 46th-cheapest home values in Idaho.
The median home value is $802,500. Rent in the market costs $1,903 per month on average.
The median property tax for households in Eagle is $3,499, which is the 44th-cheapest property tax rate in the state.
Eagle ranks No. 9 among Idaho markets by energy costs, with households paying $0.12 per kWh of electricity.
What questions about these cities should I ask local agents?
Once you've found a town you're interested in, you'll want to ask a local agent for details our rankings can't capture. Start with these four questions:
- What neighborhoods inside this zip code have the best resale value?
- What's the rental market like right now?
- Are there local property tax exemptions or homestead programs you'd qualify for?
- What are the most common surprises buyers run into here?
🏡 Need a local agent? We can connect you with an expert who knows the market.
Frequently asked questions about the least expensive places to live in Idaho
Based on Clever's Affordability Score, the 83402 zip code in Idaho Falls is the cheapest place to live in Idaho.
The median home value is $363,289, and the median household income is $74,517, giving Idaho Falls a home affordability ratio of 4.9, meaning a typical home costs about that many times the median annual income.
See our Affordability Score methodology and the full ranking of the 10 cheapest places to live in Idaho.
The median home value in Idaho is $472,245.
See the rankings above for how individual cities compare to these state-wide figures.
Idaho is currently a neutral market, according to Clever's Market Heat Index.
The index reflects the balance between buyer demand and seller supply, which affects how much negotiating power buyers and sellers have in any given market.
Markets also vary by city, county, and neighborhood. It's always good to check with a local real estate agent to understand the dynamics of a given local market.
The median amount homeowners pay in property taxes in Idaho is $2,285 per year.
Property taxes are a key part of the overall cost of living, and they vary significantly by location. The per-city tax figures in the rankings above show how each of the 10 cheapest places stacks up against the Idaho median.
📍 The 10 cheapest places to live in your region
How we ranked the most affordable cities and towns in Idaho
We evaluated 47 zip codes in Idaho with a population over 10,000 on home values, rental costs, energy rates, property taxes, and five other affordability indicators. We then assigned each market an Affordability Score based on its weighted and combined rankings.
Our proprietary Affordability Score is a score on a scale of 0 (worst in state) to 100 (best in state) that estimates the affordability of a particular zip code. It takes into account these key data points for each zip code.
- Median home value: The median home value for each zip code comes from the Zillow Home Value Index. The lower the median home value relative to the median value in Idaho, the higher our score on this component. We assign a weight of 13.0% to median home value.
- Home affordability ratio. The home affordability ratio is the typical median home value divided by the median household income in the zip code, which reveals the number of years of household income needed to afford a home in that zip code. A lower ratio is better because it means more households can afford a home. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 28.0% to the home affordability ratio.
- Home value five-year change: The home value five-year change is the amount that the median home value in the zip code has risen or fallen during the last five years. Our data comes from the Zillow Home Value Index. We assign a weight of 10.0% to the home value five-year change.
- Home value one-year forecast: The home value one-year forecast comes from Zillow Forecast data. It projects how much home values in the zip code are forecasted to change in the next year. We assign a weight of 8.0% to the home value one-year forecast.
- Rental costs. The rental costs are the observed rents in the zip code, sourced from the Zillow Observed Rent Index. The index includes "listed rents that fall into the 40th to 60th percentile range for all homes and apartments in a given region." We assign a weight of 7.0% to rental costs.
- Median household income: The inflation-adjusted median household income figures for the zip code comes from the U.S. Census American Community Survey. We assign a weight of 5.0% to median household income.
- Rent affordability ratio. The rent affordability ratio is the ratio of rental costs divided by median household income, which provides the percentage of household income needed to pay a typical month’s rent in the zip code. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 17.0% to the rent affordability ratio.
- Property taxes: The property tax figures are the median real estate taxes paid in the zip code, sourced from the U.S. Census American Community Survey. The lower the property tax rate relative to the Idaho average, the higher our score on this component. We assign a weight of 8.0% to property taxes.
- Energy costs: The energy costs are the costs of a kilowatt hour (kWh) of residential electricity in the zip code, sourced from the U.S. Department of Energy. The lower the cost of electricity relative to the Idaho average, the higher our score on this component. We assign a weight of 4.0% to energy costs.
✍️ Editor’s note: Our Affordability Score identifies the most affordable places in a state by zip code. Often the zip code we identify will represent an entire city or portion of a city.
Occasionally the zip code we identify will encompass an area that includes one or more small towns. In these cases, the data we’ve gathered applies to the entire zip code, not just the single town we’re using to help identify the zip code's location.
If you’re looking to move to one of these affordable places, we recommend doing additional research to make sure the costs in the area — and the quality of life it offers — meet your specific needs.
Why you should trust us
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Our team is committed to making home purchasing more transparent by educating buyers and sellers through guides like this one. Our writers, editors, and industry-leading researchers strive to provide readers with the most up-to-date, accurate, and useful information.
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