Moving to Middleton, Idaho · Canyon County
Middleton, Idaho homes. The honest tradeoffs.
Moving to Middleton from out of state? Start here. A Canyon County city on Highway 44 between Star and Caldwell, with prices that sit between the two.
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Last verified November 10, 2026 · Sourced from the U.S. Census Bureau, Redfin, Boise Regional REALTORS, ACS 2020 to 2024, Idaho Transportation Department, Middleton School District, City of Middleton
Middleton is a Canyon County, Idaho city of 12,600 people (U.S. Census Bureau Vintage 2025 estimate, July 1, 2025). It sits on State Highway 44 on the north side of the Boise River, about six miles west of Star.
Median sale price: $501,646 over the three months ending October 2026, up 7.0% from a year earlier, per Redfin. Most of the city is in Middleton School District #134. The mean commute is 27.3 minutes (ACS 2020 to 2024).
It fits buyers who want to pay less than Star and can live with a highway drive. The tradeoffs: one state highway carries most of the traffic, the nearest hospital is in Caldwell, and homes were taking about 100 days to sell in fall 2026.
| Market | Median sale | YoY change | Source and period |
|---|---|---|---|
| Middleton (city) | $501,646 | +7.0% | Redfin, 3 mo. ending Oct 2026 |
| Star (city) | $594,486 | +4.3% | Redfin, 3 mo. ending Oct 2026 |
| 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 |
| Canyon County, single-family homes | $435,900 | -0.9% | BRR / IMLS, June 2026 |
Sources: Redfin, all home types, periods as shown · Boise Regional REALTORS / Intermountain MLS, June 2026 single-family report, data as of July 8, 2026 · Redfin is the only sold price source we could confirm for Middleton this month · Checked November 10, 2026
Why Middleton
Why buyers look at Middleton.
Middleton sits on State Highway 44 in Canyon County, with the Boise River along its south edge. Star is about six miles east on the same highway. Interstate 84 is about three miles west at exit 25, and Caldwell is just beyond it.
The city had 9,425 residents in the 2020 Census. The Census Bureau's Vintage 2025 estimate puts it at 12,600 as of July 1, 2025, about a third larger in five years. That growth arrived as new subdivisions on the edges of town, so a lot of what is for sale is recent construction.
Price is the main reason out of state buyers end up here. Over the three months ending October 2026, Redfin's median sale price was $501,646 in Middleton, against $594,486 in Star and $419,708 in Caldwell. Buyers who like the Highway 44 side of the valley and find Star or Eagle out of reach often tour Middleton next.
The second reason is land. Parcels outside the city limits run larger, and several custom builders in our builder directory work in Middleton. Acreage brings its own homework (wells, septic, irrigation water, road maintenance), which we cover under land hazards.
Moving to Middleton from out of state
Where you are coming from.
Redfin's migration panel for Middleton lists Seattle, Los Angeles, and San Francisco as the top three outside metros searching here from April to June 2026, with Portland fourth. Read that with care. Redfin describes the panel in terms of the metropolitan area, so it says more about the Boise area than about Middleton alone, and it counts home searches, not actual moves.
Before you compare houses, compare states. Here is how Idaho stacks up against the three states most of our out of state buyers leave, including the places where Idaho costs more.
| 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 Middleton. 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. Middleton is not a discount on Idaho. Its median sale price of $501,646 (three months ending October 2026, per Redfin) is a little above the statewide $493,582 for September 2026. Washington has no income tax on wages, so a move to Idaho adds one. Oregon has no sales tax, so a move to Idaho adds that. Run your own numbers before you decide.
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 runs payment math and a bills comparison before you book a flight.
Numbers
What it costs.
Middleton is a small market, so a handful of sales can move the median. Every figure below carries its source and its period.
Sold homes, per Redfin
| Measure | Middleton | Period |
|---|---|---|
| Median sale price | $501,646 | 3 mo. ending Oct 2026 |
| Change from a year earlier | +7.0% | 3 mo. ending Oct 2026 |
| Median sale price per square foot | $251 | 3 mo. ending Oct 2026 |
| Sale to list price | 99.3% | Oct 2026 |
| Average days on market | 102 | 3 mo. ending Oct 2026 |
| Days on market a year earlier | 65 | 3 mo. ending Oct 2025 |
Source: Redfin Middleton housing market page, all home types, read November 10, 2026.
Two other readings
| Measure | Figure | What it is |
|---|---|---|
| Median asking price, active listings | $569,945 | Asking, not sold. Build Idaho's Intermountain MLS feed, November 10, 2026 |
| Median value, owner occupied homes | $403,100 | Owners' own estimates. ACS 2020 to 2024, 5 year |
Neither is a sold price. The asking figure runs above what homes close for. The ACS figure averages five survey years and trails the market.
Property taxes
Middleton property taxes.
Middleton is in Canyon County, so the Canyon County Assessor values the home and the Canyon County Treasurer sends the bill.
The homeowner's exemption
Idaho exempts 50% of the assessed value of your primary residence from property tax, up to $125,000, according to the Idaho State Tax Commission and the Canyon County Assessor. It does not transfer from the seller. You apply after you buy and move in.
New construction
A lot of Middleton inventory is newly built. The Canyon County Assessor says to apply for the exemption within 30 days of its notice that the new home was appraised. Ask whether the tax bill you are shown reflects the finished house or only the lot.
Your actual rate
Levy rates change by tax code area, and a parcel inside the city limits is taxed differently from acreage outside them. We do not publish a single Middleton rate because one number would be wrong for most addresses. Ask for the current tax bill on the parcel.
Schools
The school district.
Most of Middleton is served by Middleton School District #134. The district lists six schools: Middleton High School, Middleton Academy, Middleton Middle School, Heights Elementary, Mill Creek Elementary, and Purple Sage Elementary.
Some addresses on the south side of the city fall in Vallivue School District #139 instead. School attendance is set by address, and boundaries can change. Confirm the assigned schools with the district for the specific property before you make an offer. We pull this for every buyer.
Getting around
Commute and getting around.
Two ways out
State Highway 44 is Main Street. East, it runs about six miles to Star and on through Eagle toward Boise. West, it meets Interstate 84 in about three miles at exit 25, which is the route to Caldwell, Nampa, and Meridian.
The time it takes
Workers who live in Middleton reported a mean commute of 27.3 minutes in the American Community Survey for 2020 to 2024. Published drive time estimates to downtown Boise run about 40 to 45 minutes outside rush hour. Drive your route at your hour before you commit.
The Highway 44 study
The Idaho Transportation Department finished a planning study of Highway 44 from Interstate 84 to Star Road in April 2026 and is moving into environmental review. Options included widening the road, two bypasses south of town, and one way streets downtown. No construction date is posted.
Daily life
Daily life in Middleton.
Parks and the river
- Piccadilly Park. A 5.5 acre city park at Highway 44 and North Piccadilly Avenue with a skate park and a splash pad, per the city's 2023 comprehensive plan.
- Middleton Place Park. A city park with ball courts and fields.
- Foote Park. About 10 acres at Middleton Road and Main Street, owned by the Greater Middleton Parks and Recreation District.
- The Boise River. It runs along the south side of town. The city's plan lists about 98 acres on the north bank as future parkland, so ask what is open today.
Errands, medical, utilities
- Downtown. Main Street is also the state highway. City Hall is at 1103 West Main Street. Everyday errands are in town, and the larger retail centers are in Caldwell, Nampa, and Meridian.
- Hospitals. The closest is West Valley Medical Center in Caldwell, which runs a 24 hour emergency department. Saint Alphonsus and St. Luke's both have hospitals in Nampa.
- Utilities. Service depends on whether the parcel is inside the city limits. Our Treasure Valley utilities guide covers who to call.
Check the land
Land hazards to check before you offer.
These are conditions of the land, and they vary parcel by parcel. Run any address through our Red Zone Map first.
- Flood. The Boise River borders the south side of the city, and FEMA flood maps cover Middleton. First Street, as shown on Redfin on November 10, 2026, rates 9% of Middleton properties at risk of severe flooding over the next 30 years. Pull the FEMA panel for the parcel and get a flood insurance quote before you waive anything.
- Wildfire and heat. The same First Street data puts 94% of properties at some wildfire risk and 72% at major heat risk over 30 years. Those are modeled estimates from one source, so use them as a prompt to ask an insurer, not as a verdict.
- The highway corridor. Two of the Highway 44 options studied by the state run south of town on new alignments. Nothing is funded or scheduled on the project page, but a future route matters if you are buying nearby.
- Farm ground. Middleton is ringed by irrigated farmland. Expect equipment on the roads, dust, seasonal odor, and irrigation ditches along some lot lines.
- Acreage systems. Outside city services, a parcel may rely on a private well and a septic system. Budget for a well test and a septic inspection, and ask whether irrigation water rights come with the land.
Tradeoffs
Skip Middleton if.
Reasons to look elsewhere
- Your budget tops out near $420,000. Caldwell's median sale price was $419,708 over the three months ending October 2026, per Redfin, about $82,000 under Middleton's. See Caldwell or Nampa.
- You will drive to Boise every day. Middleton is on the far side of Star and Eagle from Boise. If a short daily drive matters more than price, look at Meridian or Boise.
- You want to walk to dinner. Middleton's downtown is a few blocks along a state highway. Buyers who want a walkable core with many restaurants should tour Boise first.
- You need a hospital close by. The nearest emergency department is in Caldwell.
- You may need to sell fast. At 102 days on market in fall 2026, per Redfin, a quick resale is not something to count on.
Middleton vs. Star and Caldwell
Comparing your options.
Middleton's two nearest neighbors bracket it on price and on the map.
| Dimension | Middleton | Star | Caldwell |
|---|---|---|---|
| Population (Census V2025) | 12,600 | 20,874 | 76,629 |
| Median sale (Redfin, 3 mo. ending Oct 2026) | $501,646 | $594,486 | $419,708 |
| Change from a year earlier | +7.0% | +4.3% | +5.5% |
| County | Canyon | Mostly Ada | Canyon |
| Main route | Highway 44 | Highway 44 | Interstate 84 |
| School district (by address) | Middleton #134, part Vallivue #139 | Mostly West Ada | Caldwell and Vallivue |
| Buyer fit | Mid budget, newer homes, acreage nearby | Higher budget, shorter drive to Boise | Lower budget, interstate access |
Want the long version? Star guide → · Caldwell guide → · All Treasure Valley cities →
Questions
Questions buyers ask us about Middleton.
The median sale price in Middleton was $501,646 over the three months ending October 2026, up 7.0% from the same period a year earlier, according to Redfin. That figure covers all home types. Redfin is the only sold price source we could confirm for Middleton this month, so treat it as one reading. For context, Caldwell's median was $419,708 and Star's was $594,486 over the same three months, also per Redfin.
Middleton is in Canyon County on State Highway 44, about six miles west of Star and about three miles east of Interstate 84 at exit 25. Published drive time estimates to downtown Boise run about 40 to 45 minutes outside rush hour. The mean commute for workers who live in Middleton was 27.3 minutes in the American Community Survey for 2020 to 2024. Drive your own route at your own hour before you write an offer.
Most of the city is in Middleton School District #134, which runs Middleton High School, Middleton Academy, Middleton Middle School, and three elementary schools: Heights, Mill Creek, and Purple Sage. Some addresses on the south side fall in Vallivue School District #139. Attendance is set by address, so confirm the assigned schools with the district before you make an offer.
Middleton is in Canyon County. Idaho's homeowner's exemption removes 50% of the assessed value of a primary residence from property tax, up to $125,000, according to the Idaho State Tax Commission and the Canyon County Assessor. You apply through the Canyon County Assessor after you buy and move in. It does not carry over from the seller. Levy rates differ by tax code area, so ask for the actual tax bill on the parcel you are considering.
Not very, as of fall 2026. Redfin scores Middleton 20 out of 100 on its Compete Score. Homes sold after an average of 102 days on the market over the three months ending October 2026, compared with 65 days a year earlier, and sold for 99.3% of list price in October 2026, per Redfin. Buyers have time to inspect and room to ask for repairs or credits.
Possibly, and no construction date is set. The Idaho Transportation Department finished a planning study of State Highway 44 from Interstate 84 to Star Road in April 2026 and is moving into environmental review. The options studied included widening the current road, two bypass routes south of Middleton, and a pair of one way streets through downtown. If you are buying near the highway or on the south side of town, ask where the parcel sits relative to those routes.
Price is the quickest sorter. Over the three months ending October 2026, Redfin's median sale price was $419,708 in Caldwell, $501,646 in Middleton, and $594,486 in Star. Caldwell sits on Interstate 84 and has a hospital in town. Star is about six miles closer to Boise on Highway 44 and is mostly in the West Ada School District. Middleton sits between the two on price and on the map, with its own school district.
Yes. Start with a 30 minute call, narrow the search to two or three areas, then tour in one trip. Middleton homes were taking about 100 days to sell in fall 2026, per Redfin, so you usually have time to fly in and see a house before it goes under contract.
Sources & references
Market data
- Redfin: Middleton housing market, three months ending October 2026, plus migration panel (April to June 2026) and First Street risk figures
- Redfin: Star, three months ending October 2026
- Redfin: Caldwell, three months ending October 2026
- Redfin: Canyon County, three months ending September 2026
- Boise Regional REALTORS: Canyon County single-family report, June 2026 (Intermountain MLS data as of July 8, 2026)
- Build Idaho: Middleton active listings, median asking price, November 10, 2026
Population and commute
- U.S. Census Bureau: Vintage 2025 city population estimates, Idaho file
- Census Reporter: Middleton profile, ACS 2020 to 2024 5 year
- Data USA: Middleton, ID, ACS 2024
Schools
- Middleton School District #134: school list
Taxes
- Idaho State Tax Commission: homeowner's exemption, income tax, grocery credit
- Canyon County Assessor: exemptions
- GNRG state cost comparison: state table sources, checked November 5, 2026
Roads, parks, city
- Idaho Transportation Department: SH 44, Interstate 84 to Star Road study
- City of Middleton: city hall, 2023 comprehensive plan, FEMA flood map panels
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