Idaho · Licensed statewide
Idaho: lake country, mountain towns and wide-open living
Schweitzer Mountain above Sandpoint and Lake Pend OreillePhoto: Alvin Feng, CC BY 2.0
Where people live in Idaho
From the lake to the valley
Idaho's communities range from a ski-and-lake town of ten thousand to a metro of hundreds of thousands, with timbered acreage, waterfront, in-town neighborhoods and new subdivisions along the way.
North Idaho lake country
Sandpoint and Bonner County
Lake Pend Oreille, Idaho's largest and one of the deepest lakes in the country, with Schweitzer Mountain Resort above town and the Selkirk and Cabinet ranges all around. Sandpoint's walkable downtown and City Beach, Ponderay's newer neighborhoods, Dover's riverfront, Sagle's acreage and Priest River's west-county pace offer waterfront, mountain, rural and in-town living within a short drive of each other.
Kootenai County
Coeur d'Alene, Post Falls and Hayden
A resort city on a 25-mile lake, an hour south of Sandpoint and forty minutes from Spokane. Coeur d'Alene's downtown and lakefront, Post Falls' riverfront growth along I-90 and Hayden's lake and prairie neighborhoods make up North Idaho's largest population center, clearly its own community distinct from Bonner County.
Treasure Valley
Boise, Meridian and Nampa
Idaho's capital region: the Boise foothills and the Greenbelt along the river, Meridian's planned subdivisions, Nampa's farm-town roots and newer edges. Sunnier and drier than the panhandle, with a big-city job market and a wide range of price points.
Rural and acreage living
Everywhere in between
Wells, septic systems, private roads, timber and pasture are a normal part of Idaho living. Manufactured homes on owned land, second homes near the lakes and small ranches are common, and Frank's guides cover what buyers should know about each.
Financing in Idaho
Licensed in Washington, Oregon, and Idaho, helping homebuyers and homeowners explore financing for a wide range of loan programs and scenarios.
Wherever you are buying or refinancing in Idaho, Frank compares options from 35+ wholesale lenders competing for your loan and walks you through them. Program details live on one page so they are always current.
Idaho community guides
Get a feel for each area, what living there is like, and what to know before you buy. Frank is ready to help with financing whenever you are.
- Bonner CountyGet to know Bonner County, Idaho: Lake Pend Oreille, Schweitzer, downtown Sandpoint, outdoor recreation, and the waterfront, mountain, rural and in-town ways to live here, with Coeur d'Alene nearby. Financing guidance from Frank Ellerbroek, an independent mortgage broker rooted in North Idaho.
- SandpointGet to know Sandpoint, Idaho: City Beach and Lake Pend Oreille, Schweitzer, a walkable historic downtown, the Long Bridge, four real seasons, and housing from lakefront to in-town. Financing guidance from Frank Ellerbroek, an independent mortgage broker rooted in North Idaho.
- Ponderay Mortgage BrokerFinancing a home in Ponderay, Idaho: newer subdivisions and HOAs, townhomes and condominium approvals, first-time buyer programs, USDA inside vs. outside city limits, and Schweitzer-area second homes.
- Dover Mortgage BrokerFinancing a home in Dover, Idaho: Pend Oreille River waterfront, planned-community HOAs and CC&Rs, flood zones and flood insurance, condos and townhomes, second homes, and appraisals for unique properties.
- Sagle Mortgage BrokerFinancing a home in Sagle, Idaho: unincorporated acreage south of the Long Bridge, wells and septic, private roads, USDA eligibility, manufactured homes, shops and outbuildings, and rural appraisals.
- Priest River Mortgage BrokerFinancing a home in Priest River, Idaho: USDA zero-down eligibility, FHA and conventional for older homes, cross-state buyers with Washington jobs, Priest Lake cabins and seasonal access, and rural property rules.
- Coeur d'Alene Mortgage BrokerFinancing a home in Coeur d'Alene, Idaho: the conforming limit vs. jumbo pricing on lake and resort properties, second-home and vacation-rental rules, waterfront appraisals, Idaho Housing programs and VA loans, from an Idaho-licensed independent broker.
- Post Falls Mortgage BrokerBuying in Post Falls, Idaho: how to compare builder lender incentives against broker pricing, financing new-construction subdivisions, qualifying with Washington income, Idaho vs. Washington tax differences, and first-time buyer programs.
- Hayden Mortgage BrokerFinancing a home in Hayden, Idaho: appraisals on larger lots and Hayden Lake property, well and septic requirements by loan type, outbuildings and shops, refinancing, and VA loans, from an Idaho-licensed independent mortgage broker.
- Boise Mortgage BrokerBuying a home in Boise, Idaho: Idaho Housing first-time buyer assistance, qualifying when you are relocating from out of state, the Ada County conforming limit, the homeowner's exemption, North End and Bench older-home considerations, and VA loans.
- Meridian Mortgage BrokerBuying in Meridian, Idaho: comparing builder lender incentives against broker pricing, financing a home that is still under construction, HOA and CC&R review, move-up buyers selling and buying at once, and Idaho first-time buyer programs.
- Nampa Mortgage BrokerBuying a home in Nampa, Idaho: USDA zero-down eligibility at the edges of town, FHA and 3% down conventional loans, Idaho Housing down payment assistance, Canyon County property taxes and the homeowner's exemption, and buying with a smaller budget.
Good to know when you buy in Idaho
- No transfer tax
- Idaho has no real estate transfer or excise tax, so there is no tax line when you buy or sell. Title, escrow and recording fees still apply.
- Homeowner's exemption
- An owner-occupied primary residence can exempt a share of its value from property tax. Apply with the county assessor after closing; it is not automatic and does not apply to second homes.
- Down payment assistance
- Idaho Housing and Finance Association pairs conventional, FHA, VA and USDA first mortgages with down payment and closing cost assistance, within income limits and with homebuyer education.
- Rural property
- Wells, septic systems, private roads, acreage and manufactured homes are routine here. The right lender for the property matters as much as the right program for the borrower.
Watch
How to Shop Mortgage Rates & Fees (Must Watch)
How to read live rates, what lender credits and discount points mean, and how to compare offers fairly.
Watch on its own pageIdaho questions
Is Frank licensed everywhere in Idaho?
Yes. Frank holds Idaho License #2080128726 and originates statewide through Vantage Mortgage Group, Inc. (Idaho License #MBL-2080035986). NMLS #128726.
Which loan programs are available in Idaho?
Conventional, VA, FHA, USDA, Jumbo, DSCR, Non-QM and Renovation loans, plus manufactured homes, second homes and investment properties, all explained on the loan programs page. The list is the same in Washington and Oregon.
Does Idaho have a transfer tax?
No. Idaho charges no real estate transfer or excise tax, unlike Washington.
Is USDA zero-down financing common in North Idaho?
Yes, outside the Sandpoint and Ponderay urban boundary. Eligibility is by exact address and household income; check USDA's property and income tools, linked on the loan programs page.
I work in Washington and want to live in Idaho. Is that a problem?
No. Income is documented the same way wherever it is earned, and Frank is licensed in both states. Plan for Idaho income tax and the commute.
What clients say about working with Frank
“Frank and his team were responsive, professional yet friendly, and quite knowledgeable. Frank gave us options for our mortgage that we didn't know we had. Our loan process was so easy with Frank and his team!”
“Frank and his team were fabulous to work with. I recently worked with him on a transaction and he represented my buyers as their lender. He was always available for questions and kept us up to date every step of the way. His professionalism and attentiveness made the transaction seamless. Thank you Frank for all of your hard work!”
State notes are general education, not tax or legal advice, and not a commitment to lend. Verify license numbers on NMLS Consumer Access.
Sources
- Idaho Department of Finance: Mortgage licensing (opens in a new tab)
- Idaho State Tax Commission: Homeowner's exemption (opens in a new tab)
- Idaho Housing and Finance Association: Homebuyers (opens in a new tab)
- USDA: Property eligibility map (opens in a new tab)
- Bonner County, Idaho: official website (opens in a new tab)
- FHFA: Conforming loan limit values (opens in a new tab)
Thinking about making Idaho home?
Thinking about making this community home? I can help you understand your financing options and build a mortgage plan around your goals.