What $400,000 Buys You in Different Idaho Cities in 2025

If you’ve been dreaming about owning a home in Idaho, you might be wondering how far your budget will go. The good news? Idaho still offers excellent value for buyers — especially compared to neighboring states like California, Washington, and Oregon.

Whether you want a city lifestyle in Boise, a quiet small town in Payette County, or a scenic mountain retreat in McCall, your money stretches differently depending on where you buy.

Here’s a closer look at what $400,000 buys you in different Idaho cities in 2025.

🏙️ Boise: Modern Comfort in the City of Trees

Boise remains Idaho’s most popular housing market, and for good reason — it’s safe, clean, and full of opportunity. However, prices have risen over the years, so $400,000 in Boise will typically get you:

• A 3-bedroom, 2-bath single-family home between 1,300–1,600 sq. ft.

• Located in West Boise, the Bench, or near newer suburbs on the city’s edge

• Features like updated kitchens, fenced yards, and access to schools and parks

If you’re okay with a condo or townhouse, you’ll find modern options downtown or near the Boise River Greenbelt.

Bottom Line: Boise offers strong resale value and lifestyle perks, even if homes are a bit smaller for the price.

🌳 Meridian: Suburban Living with Family Appeal

Just west of Boise, Meridian delivers a blend of affordability and convenience. For around $400,000, you can typically find:

• A newer 3–4 bedroom home (1,700–2,000 sq. ft.) built in the last 5–10 years

• Open floor plans, modern finishes, and community parks nearby

• Proximity to The Village at Meridian for shopping, dining, and entertainment

Meridian continues to grow, and with its newer developments and strong schools, it’s a top choice for families.

🏡 Eagle: Style, Space, and Small-Town Luxury

Eagle is known for luxury, but $400,000 can still get you into the market with:

• A smaller single-family home or modern townhome around 1,400–1,800 sq. ft.

• Access to walking paths, golf courses, and great schools

• Beautiful craftsmanship and upscale design, even at entry-level prices

Buyers love Eagle for its peaceful setting and strong long-term value.

🌾 Fruitland & Payette County: Big Space, Small Price

For buyers craving space, Fruitland and Payette County stretch your dollar the furthest. For $400,000 here, you’ll typically get:

• A 4-bedroom, 2-bath home with 2,000–2,400 sq. ft. or more

• A large yard, possibly on half an acre or more

• Room for RV parking, gardens, or a shop

• Access to great schools and a friendly small-town atmosphere

These communities offer incredible value, making them ideal for first-time buyers or families wanting more land and less traffic.

🌄 Emmett: Country Living Close to Boise

Just 40 minutes from Boise, Emmett combines rural charm with easy commuting. At $400,000, you can find:

• A newer 3–4 bedroom home between 1,800–2,200 sq. ft.

• Space for toys, gardens, or small livestock

• Beautiful views of surrounding hills and orchards

Buyers love Emmett for its affordability and slower pace — without being too far from the city.

🏔️ McCall: Cabin Dreams & Mountain Views

If you’ve always wanted a second home or a mountain retreat, McCall offers unique options around $400,000 — though they’re typically smaller:

• Cozy 2-bedroom cabins or townhomes under 1,200 sq. ft.

• Proximity to Payette Lake and Brundage Mountain

• Great rental and Airbnb potential for investors

McCall gives you that “vacation every weekend” feeling — perfect for those who value experience over square footage.

🌻 Weiser: Idaho’s Best-Kept Secret for Affordability

Located north of Payette, Weiser delivers unbeatable small-town value. With $400,000, you can find:

• A 3–4 bedroom single-family home on a large lot (sometimes ½ acre or more)

• Updated interiors or new builds with garages and yards

• Quiet neighborhoods, friendly neighbors, and affordable taxes

Weiser is growing in popularity for buyers who want charm, affordability, and room to breathe.

🌅 Twin Falls: Southern Idaho’s Hidden Gem

In Twin Falls, your $400,000 goes a long way in both lifestyle and space. Expect to find:

• A 3–4 bedroom home between 1,800–2,200 sq. ft. in newer developments

• Beautiful neighborhoods near Shoshone Falls or the Canyon Rim Trail

• Access to schools, shopping, and healthcare without the Boise price tag

Twin Falls is ideal for buyers who want small-city living, adventure, and great value.

🏠 The Takeaway: Idaho’s $400K Sweet Spot

Across Idaho, $400,000 still buys you more home — and more lifestyle — than in most western states. Whether it’s a Boise bungalow, a Payette County farmhouse, or a McCall mountain cabin, there’s a perfect fit for every type of buyer.

The key is knowing where your budget goes the furthest — and that’s where working with a local Realtor makes all the difference.

If you’re ready to start exploring Idaho homes in your price range, I’d love to help you find the perfect match.

Written by Nikki Owens – Homes of Idaho
📧 [email protected]
🏡 Helping families find and build their Idaho dream homes across Boise, Payette County, McCall, and beyond.