Is $10,000 Enough to Buy a House in Boise or the Treasure Valley?
If you’re dreaming about buying a home in Boise, Eagle, or anywhere in the Treasure Valley but only have $10,000 saved, you might be wondering… is it even possible? The short answer: yes—but with the right strategy and loan program.
Current Market Snapshot
As of mid-2025, the median home price in Ada County is around $521,000, while Canyon County sits closer to $410,000 (Boise Regional REALTORS®). That means a traditional 20% down payment would require six figures—definitely more than $10K. But most first-time buyers today aren’t putting 20% down.
Loan Programs That Work With $10,000
- FHA Loan – Requires just 3.5% down. On a $300,000 home, that’s $10,500—right in your range.
- USDA Loan – 0% down for qualifying rural areas, including some communities in the Treasure Valley. Your $10K could cover closing costs and inspections.
- VA Loan – 0% down for eligible veterans and service members.
- Conventional 3% Down – On a $325,000 home, that’s $9,750 down.
Don’t Forget Closing Costs
Closing costs usually run 2–5% of the loan amount. But you can sometimes negotiate seller concessions, use lender credits, or roll some costs into your mortgage to keep your upfront cash low.
Where $10,000 Could Get You Started
With $10K, you could comfortably target starter homes or condos in parts of Nampa, Caldwell, Kuna, and some pockets of Meridian. Your budget works best when paired with a strong pre-approval and a realtor who knows which listings qualify for low down payment loans.
The Bottom Line
No, $10,000 won’t buy a house outright in the Treasure Valley—but it can be more than enough to get your foot in the door. The key is using smart financing, targeting the right price range, and negotiating well.
At Abmont Realty Group, we help buyers every day who think they “don’t have enough” discover that their dream is closer than they think.
Call Abmont Realty Group at 208-789-4320 to explore your options or get a free home value estimate.