Moving to Caldwell, Idaho · Canyon County
Caldwell, Idaho homes. The west end, honestly.
Moving to Caldwell from out of state? Start here. The Canyon County seat sits at the west end of the Treasure Valley, where prices run lower and the drive to Boise runs longer.
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Last verified November 10, 2026 · Sourced from Redfin, Boise Regional REALTORS, U.S. Census Bureau, Idaho State Tax Commission, City of Caldwell
Caldwell is the county seat of Canyon County, Idaho, about 25 miles west of Boise on I-84, with 76,629 residents per the Census Bureau's Vintage 2025 estimate.
Median sale price: $419,708 over the three months ending October 2026, up 5.5% from a year earlier, per Redfin. That sits well under Ada County's $575,000 (single-family homes, September 2026, Boise Regional REALTORS).
The trade is the drive. Caldwell to downtown Boise runs 35 to 50 minutes or more at rush hour, per the Idaho Transportation Department. Two school districts serve the city, Caldwell and Vallivue, and the address decides which one.
| Market | Median sale | YoY change | Source and period |
|---|---|---|---|
| Caldwell (city) | $419,708 | +5.5% | Redfin, 3 mo. ending Oct 2026 |
| Canyon County, all home types | $438,020 | +4.8% | Redfin, 3 mo. ending Sept 2026 |
| Nampa (city) | $414,712 | +1.1% | Redfin, 3 mo. ending Oct 2026 |
| Ada County, single-family homes | $575,000 | +2.9% | BRR / IMLS, Sept 2026 |
Sources: Redfin, all home types, periods as shown · Boise Regional REALTORS / Intermountain MLS, September 2026, data as of October 8, 2026 · Checked November 10, 2026
Why Caldwell
Why buyers look at Caldwell.
Price is the reason most buyers end up here. Caldwell's median sale price was $419,708 over the three months ending October 2026, per Redfin. Ada County single-family homes ran $575,000 in September 2026, according to Boise Regional REALTORS. The two figures measure different things (all home types in one city against single-family homes in a county), but the gap is wide enough that the direction is not in doubt.
Caldwell is the seat of Canyon County and the westernmost of the valley's larger cities. The Census Bureau's Vintage 2025 estimate puts it at 76,629 residents, up about 28% from the 2020 census count of 59,996. Much of that growth is newer subdivisions on former farm ground at the edges of the city, so the housing stock splits two ways: older homes on a street grid near downtown, and recent construction further out.
What you give up is proximity. Caldwell has its own downtown, a college, and a hospital, but most of the valley's jobs sit east of it. If your work is in Boise five days a week, read the commute section before you read anything else on this page.
Moving to Caldwell from out of state
Where you are coming from.
According to Redfin's search data for April to June 2026, Seattle, Los Angeles, and San Francisco were the top three outside metros searching for homes in Caldwell, with Portland fourth. That data counts home searches by Redfin users, not actual moves.
Before you compare houses, compare states. Here is the statewide picture, with the places where Idaho costs more left in.
| State | Median sale price | State income tax | Avg. sales tax | Price level (U.S. = 100) |
|---|---|---|---|---|
| Idaho | $493,582 | 5.3% flat | 6.03% | 95.5 |
| California | $752,837 | 1% to 13.3% | 8.99% | 110.7 |
| Washington | $590,204 | None on wages | 9.51% | 107.0 |
| Oregon | $504,949 | 4.75% to 9.9% | 0% | 103.4 |
Statewide figures, not Caldwell. Price: Redfin median sale price, all home types, September 2026. Income tax: 2026 rates, Tax Foundation and each state revenue department. Washington taxes capital gains at 7% to 9.9%. Sales tax: Tax Foundation average combined state and local rate, January 1, 2026. Price level: BEA Regional Price Parities, 2024. Checked November 5, 2026.
The honest part. Caldwell runs below the Idaho statewide figure: $419,708 for the three months ending October 2026 against $493,582 statewide in September 2026, both per Redfin. The taxes do not change with the city, though. Washington has no income tax on wages, so a move to Idaho adds one at a flat 5.3%. Oregon has no sales tax, so a move to Idaho adds that. Idaho does send back a $155 grocery tax credit per person each year, per the Idaho State Tax Commission.
Buying from out of state. You do not need to fly in first. Start with a 30 minute call, narrow the search to two or three areas, then tour. Our relocation team works this way, and the free relocation audit walks through payment math and a bills comparison across 16 Treasure Valley areas before you book a flight.
Numbers
What it costs.
Redfin reports a median sale price of $419,708 for Caldwell over the three months ending October 2026, up 5.5% from the same period a year earlier. That is one source, and it is labeled as one. Zillow's Caldwell page could not be read on November 10, 2026, so no Zillow figure appears on this page.
For county context, Redfin has Canyon County at $438,020 for the three months ending September 2026, up 4.8%. Boise Regional REALTORS reported a Canyon County single-family median of $435,900 for June 2026, the newest of its Canyon reports we have read in full.
Homes are taking a while to sell. Redfin shows a median of 58 days on market over the three months ending October 2026 and a sale price averaging 99.6% of list in September 2026. A listing that has sat for a while is worth a closer look at its price history. On new construction, ask what the builder is offering before you assume the list price is the price; our builder directory lists who builds where.
Property taxes
Caldwell property taxes.
The homeowner's exemption
Idaho exempts 50% of the assessed value of your primary home, up to $125,000, from property tax, per the Idaho State Tax Commission. It is not automatic and it does not transfer with the sale. You apply once with the Canyon County Assessor after you move in.
Your rate depends on the parcel
There is no single Caldwell tax rate. Each parcel sits in a tax code area that stacks levies from the county, the city, a school district, and smaller districts such as highway and fire. Two homes at the same price can carry different bills, and which school district the parcel is in is part of the reason.
The seller's bill is not yours
A listing shows what the current owner paid, often with an exemption you do not have yet. On new construction the last bill may reflect bare land. Ask for the parcel's tax code area and current levy from the Canyon County Treasurer before you set a budget.
Schools
Two districts. One city.
Public school students inside Caldwell are split between two districts: Caldwell School District and Vallivue School District. Which one serves a home depends on the address, and the line does not follow the city limits.
Homes outside the city with a Caldwell mailing address can fall in other districts, including Middleton and Notus. A mailing address tells you nothing reliable about district or attendance zone. Confirm both with the district before you make an offer; we do this for every address our buyers consider.
The College of Idaho, a private college founded in 1891, has its campus in Caldwell.
Getting around
Commute and getting around.
The drive to Boise
I-84 is the route. Caldwell to downtown Boise runs 35 to 50 minutes or more at rush hour, per the Idaho Transportation Department, and a crash on the interstate can stretch that. Eastbound backs up in the morning and westbound in the evening. Drive it at 7:30 on a weekday before you commit to it.
Working closer to home
The mean travel time to work for all Caldwell workers is 24.5 minutes, per the Census Bureau's American Community Survey for 2019 to 2023. That average includes people who work in Caldwell and Nampa, which is why it sits well under the Boise drive. US 20/26 is the surface alternative heading east.
Transit and airports
Plan on a car. Walk Score rates Caldwell 24 out of 100, as shown on Redfin in November 2026. Valley Regional Transit changed its Canyon County routes in October 2026, so check the current schedule. Commercial flights leave from Boise Airport (BOI). Caldwell Executive Airport handles general aviation only.
Daily life
Daily life in Caldwell.
Downtown and the creek
- Indian Creek Plaza: the city's public plaza downtown, opened in 2018 and run by the nonprofit Destination Caldwell
- Ice ribbon: a skating loop at the plaza, typically open mid November to mid February, weather permitting
- Indian Creek: runs in the open through downtown after a restoration project uncovered it
Outdoors
- Boise River: passes along the north side of the city
- Golf: two city courses, Purple Sage and Fairview
- Sunnyslope Wine Trail: more than a dozen wineries southwest of town in the Snake River Valley wine region
- Foothills trails: none at the door. The Boise foothills system is a drive east
Medical
- West Valley Medical Center: a hospital with an emergency department at 1717 Arlington Avenue
- Larger campuses: St. Luke's and Saint Alphonsus both operate hospitals east of Caldwell in Nampa
Shopping and utilities
- Groceries and errands: in town. Larger regional retail sits east along I-84 in Nampa and Meridian
- Utilities: Idaho Power, Intermountain Gas where a home has gas, and city water, sewer and trash. Our Caldwell utilities checklist has the phone numbers
- Irrigation water: some subdivisions use city pressure irrigation and others sit in Pioneer Irrigation District or a smaller district. It is a separate yearly bill
Land hazards
What the land does.
Every item here is a physical condition you can check for a specific address on our Red Zone Map.
- Train horns. The Union Pacific freight mainline runs through Caldwell, with seven street crossings in and near downtown. The City Council voted for horn restrictions at all seven in March 2026, according to KIVI and the Idaho Press. We have not confirmed whether the restriction is in effect today, so ask the City of Caldwell about the crossing nearest the home before you count on it.
- Small aircraft. Caldwell Executive Airport is southeast of downtown and has more than 500 based aircraft, per the City of Caldwell. Training flights circle in daylight hours. Visit on a clear weekday afternoon.
- Flood zones. FEMA maps a floodplain along the Boise River and other waterways in Canyon County. A parcel inside the mapped area usually means required flood insurance with a mortgage. Look up the address on FEMA's flood map before you offer.
- Farm edges. New subdivisions often back onto working fields. Expect dust, equipment at early hours, and seasonal spraying and odor. Irrigation canals and ditches cross many areas and are not fenced.
- Wildfire smoke. Smoke from regional fires can settle over the whole valley in late summer. Track it at fire.airnow.gov.
Tradeoffs
Skip Caldwell if.
You will drive to downtown Boise every weekday. At 35 to 50 minutes or more each way at rush hour, per ITD, the price savings buy you a long day. Hybrid schedules change the math. Five days in the office does not.
You want to walk to most things. A few blocks around Indian Creek Plaza are walkable. The rest of the city is built around the car, and Walk Score's 24 out of 100 reflects that.
Trail access from the house is the point of the move. The foothills trail network is on the Boise side of the valley.
Caldwell fits a different list: a budget near or under the low $400,000s, work in Canyon County or from home, and a preference for a newer house or a larger lot over a shorter drive.
Caldwell vs. Nampa and Middleton
Comparing your options.
The two Canyon County cities buyers most often weigh against Caldwell.
| Dimension | Caldwell | Nampa | Middleton |
|---|---|---|---|
| Median sale, 3 mo. ending Oct 2026 (Redfin) | $419,708 | $414,712 | $501,646 |
| Change from a year earlier (Redfin) | +5.5% | +1.1% | +7.0% |
| Population (Census Vintage 2025) | 76,629 | 120,384 | 12,600 |
| Position on I-84 | West end of the valley | One city closer to Boise | North of the interstate on Highway 44 |
| Housing stock | Older grid near downtown, newer subdivisions at the edges | Largest city in the county, with older and newer areas | Smaller city. See the Middleton guide |
Read the long version: Nampa guide → · Middleton guide → · All Treasure Valley cities →
Questions
Questions buyers ask us about Caldwell.
The median sale price in Caldwell was $419,708 over the three months ending October 2026, up 5.5% from the same period a year earlier, per Redfin. Redfin showed a median of 58 days on market over the same three months.
Yes, by a wide margin on the same Redfin measure. For the three months ending October 2026, Redfin reported median sale prices of $419,708 in Caldwell, $544,621 in Boise, and $566,506 in Meridian. Ada County single-family homes ran $575,000 in September 2026, according to Boise Regional REALTORS. The lower price comes with a longer drive to Boise.
Caldwell to downtown Boise runs 35 to 50 minutes or more at rush hour on I-84, per the Idaho Transportation Department. The mean travel time to work for all Caldwell workers is 24.5 minutes, per the Census Bureau's American Community Survey for 2019 to 2023, because many residents work in Caldwell or Nampa. Drive the route at rush hour before you buy.
Two districts serve homes inside the city: Caldwell School District and Vallivue School District. Which one applies depends on the address, and the line does not follow the city limits. Homes outside the city with a Caldwell mailing address can fall in other districts, including Middleton and Notus. Confirm the district and attendance zone with the district before you make an offer.
Caldwell property taxes are collected by Canyon County. Idaho's homeowner's exemption removes 50% of the assessed value of a primary home, up to $125,000, from property tax, per the Idaho State Tax Commission. You have to apply with the Canyon County Assessor; it does not transfer with the sale. There is no single city rate. Each parcel sits in a tax code area that combines county, city, school district, and other levies, so ask for the levy on the specific parcel.
According to Redfin's search data for April to June 2026, Seattle, Los Angeles, and San Francisco were the top three outside metros searching for homes in Caldwell, with Portland fourth. That data counts searches by Redfin users, not completed moves.
Check five physical things for the specific address: distance to the Union Pacific freight line and its street crossings, the flight pattern for Caldwell Executive Airport, whether the parcel is inside a FEMA mapped floodplain, what borders the lot if it backs onto farm ground or a canal, and who delivers irrigation water. Our Red Zone Map shows the first three by address.
Yes. Most of our out of state buyers start with a 30 minute call, narrow the search to two or three areas, and then fly in for a focused tour. Idaho has a flat 5.3% income tax and a $155 per person grocery tax credit, per the Idaho State Tax Commission, so run the full cost comparison against your current state before you book the trip.
Sources & references
Market data
- Redfin: Caldwell housing market, three months ending October 2026, and search migration data, April to June 2026
- Redfin: Canyon County, three months ending September 2026
- Redfin: Nampa, and Middleton, three months ending October 2026
- Boise Regional REALTORS: Ada County, September 2026, and Canyon County, June 2026 (Intermountain MLS data)
Population and commute
- U.S. Census Bureau: Vintage 2025 city population estimates, July 1, 2025
- U.S. Census Bureau QuickFacts: Caldwell city, 2020 census count and mean travel time to work, ACS 2019 to 2023
- Idaho Transportation Department: I-84 travel times
- Valley Regional Transit: Canyon County service changes, October 2026
Taxes and state costs
- Idaho State Tax Commission: homeowner's exemption, income tax rate, grocery credit (verified August 12, 2026)
- Canyon County Assessor: exemption applications
- Tax Foundation and BEA Regional Price Parities: state comparison table
City and land
- City of Caldwell: city facts, airport
- Destination Caldwell: Indian Creek Plaza
- KIVI and Idaho Press: train horn vote, March 2026
- Canyon County and FEMA Flood Map Service Center: floodplain maps
- AirNow Fire & Smoke Map
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