Moving to Nampa, Idaho · Canyon County
Nampa, Idaho homes. More house, longer drive.
Moving to Nampa from out of state? Start here. Idaho's third largest city sits about 20 miles west of Boise on I-84, and its prices run well under Ada County. The drive and a few land questions are the trade.
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Last verified November 10, 2026 · Sourced from Redfin, Intermountain MLS, U.S. Census Bureau, Canyon County Assessor, U.S. Fish and Wildlife Service
Nampa is Idaho's third largest city (120,384 residents, U.S. Census Bureau Vintage 2025) and the largest in Canyon County. It sits about 20 miles west of Boise on I-84, with Meridian in between.
Median sale price: $414,712 over the three months ending October 2026, up 1.1% from a year earlier, per Redfin. Canyon County single-family homes ran $443,523 in September 2026 against $575,000 in Ada County.
Nampa fits a buyer who wants a lower price or a larger lot and can live with the I-84 drive. Before an offer, check which of two school districts covers the address, the flood map near Mason Creek, and how close the home sits to the rail line and the sugar plant.
| Market | Median sale | YoY change | Source |
|---|---|---|---|
| Nampa (city), all home types | $414,712 | +1.1% | Redfin, 3 mo. ending Oct 2026 |
| Canyon County, single-family homes | $443,523 | +5.1% | Intermountain MLS, Sept 2026 |
| Ada County, single-family homes | $575,000 | +2.9% | BRR / IMLS, Sept 2026 |
Sources: Redfin, Nampa median sale price, all home types, three months ending October 2026 · Canyon County: Intermountain MLS data for September 2026 as reported by Mike Brown Group and We Know Boise · Ada County: Boise Regional REALTORS / Intermountain MLS, September 2026, data as of October 8, 2026 · Checked November 10, 2026
Why Nampa
Why buyers look at Nampa.
Nampa is the largest city in Canyon County and the third largest in Idaho, with 120,384 residents in the U.S. Census Bureau's Vintage 2025 estimate. The 2020 census counted 100,200, so the city has added roughly 20% in five years. It sits about 20 miles west of Boise on I-84, with Meridian in between.
Price is why most out of state buyers end up looking here. Over the three months ending October 2026, Redfin put the median sale price at $414,712 in Nampa, $566,506 in Meridian, and $544,621 in Boise. That is a gap of about $150,000 to Meridian for a home one city farther west.
The housing stock is wide. Homes from the early 1900s sit near downtown, subdivisions are still going up on the north and south edges, and acreage parcels run out toward Lake Lowell.
The lower price comes with trades: a longer Boise drive, a city split between two school districts, and a few land questions tied to specific streets. Each has its own section below.
Moving to Nampa from out of state
Where you are coming from.
Most out of state buyers we talk with are leaving California, Washington, or Oregon. Before you pick a Nampa subdivision, compare Idaho with the state you are leaving. 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 Nampa. 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. Nampa runs below the Idaho average: its median sale price was $414,712 over the three months ending October 2026 against $493,582 statewide in September 2026, both per Redfin. 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 walks through payment math and a bills comparison before you book a flight.
Numbers
What it costs.
The sources do not agree to the dollar, because they count different homes in different months. Redfin, which counts all home types, put Nampa's median sale price at $414,712 for the three months ending October 2026, up 1.1% from a year earlier. One local brokerage reading Intermountain MLS data, We Know Boise, reported a Nampa median sold price of $434,945, up 4.8%, in its September 2026 report.
So the honest range is about $415,000 to $435,000. The snapshot table above shows each figure next to its source.
The county numbers tell the same story from farther back. Canyon County single-family homes sold for a median of $443,523 in September 2026, up 5.1% from a year earlier, according to Intermountain MLS data reported by two local brokerages. Ada County's single-family median for the same month was $575,000, up 2.9%, according to Boise Regional REALTORS. That is a difference of about $131,000 between the two counties.
Homes are also selling faster than a year ago. Nampa homes took about 30 days to sell over the three months ending October 2026, down from 47 days a year earlier, per Redfin.
Property taxes
Canyon County property taxes.
Nampa 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 a primary home's assessed value from property tax, capped at $125,000, per the Idaho State Tax Commission. On a home assessed at $420,000, half is $210,000, so the cap applies and $295,000 is taxed. It is not automatic. You apply with the Canyon County Assessor after you buy, move in, and make the home your primary residence.
What sets your bill
The bill depends on the tax code area: the mix of city, school district, and other local levies that covers the parcel. Two Nampa homes at the same price can owe different amounts. We have not printed a rate here because it changes by parcel and by year. Ask for the tax code area and last year's bill on any home you are serious about. We pull both before an offer.
State taxes that come with the move
Idaho's individual income tax is a flat 5.3%. The grocery tax credit is $155 per person per year, and Idaho does not tax Social Security benefits. All three are from the Idaho State Tax Commission, last verified August 12, 2026.
Schools
Two districts. One city.
Nampa is split between school districts, and a Nampa mailing address does not tell you which one applies. Nampa School District #131 covers most of the city. Vallivue School District covers parts of north Nampa and also serves part of Caldwell.
Attendance is set by address, and district lines have moved before. Confirm the district and the assigned schools with the district itself for the specific address before you write an offer. We run that check on every home.
Getting around
Getting around Nampa.
The drive to Boise
Nampa is about 20 miles west of Boise on I-84, and the freeway has four Nampa exits. Meridian sits between the two cities, so a Boise commute passes through Meridian's traffic as well. Eastbound mornings and westbound evenings carry the heaviest load. Drive the route on a weekday, at the hour you would leave, before you commit to an address.
What the average says
The mean travel time to work for Nampa workers is about 24 minutes: 24.0 in the Census Bureau's 2019 to 2023 American Community Survey, and 24.4 in the 2024 survey as published by Census Reporter. Meridian's is 23.6 (ACS 2024). That average includes people who work in Canyon County. A daily trip to downtown Boise runs longer.
Bus and air
Valley Regional Transit proposed changes to Nampa and Caldwell bus service for its fiscal year that began October 1, 2026, including an end to Nampa stops on the Route 40 express to Boise. Check the current map before you count on a bus commute. Nampa Municipal Airport handles general aviation. Commercial flights leave from Boise Airport (BOI).
Daily life
Daily life in Nampa.
Parks and water
- Lake Lowell · a lake of nearly 9,000 acres southwest of town inside Deer Flat National Wildlife Refuge, with fishing, boating, and more than 10 miles of trails, per the U.S. Fish and Wildlife Service
- Lakeview Park · 44 acres, the largest city park
- Wilson Springs Ponds · spring fed fishing ponds on the Wilson Pathway
- City parks and pathways · more than two dozen parks and about 14 miles of paved pathways
- Nampa Recreation Center · a city owned indoor recreation facility
Downtown and events
- Downtown Nampa · a historic core along the rail line, with a farmers market in season
- Ford Idaho Center · an indoor arena and an open air amphitheater seating about 10,500, off Idaho Center Boulevard
- Snake River Stampede · the annual rodeo, held at the Ford Idaho Center
Shopping and errands
- Treasure Valley Marketplace · the big box center at Karcher Road and Midland Boulevard near I-84 exit 33, with Costco and Target
- Utilities · Idaho Power, Intermountain Gas, and City of Nampa water, sewer, and trash. Our Nampa utilities guide has the setup order
Medical and college
- Saint Alphonsus Medical Center Nampa · 4300 E. Flamingo Avenue, off Garrity Boulevard near I-84
- St. Luke's Nampa Medical Center · 9850 W. St. Luke's Drive, off Midland Boulevard
- College of Western Idaho · a public community college with a Nampa campus
Land checks
What to check on the land.
Every item here is a physical condition of the land. Most are tied to a specific location, so check them by address.
- Flood maps. Mason Creek carries a FEMA mapped floodplain through north Nampa. On Indian Creek, revised FEMA maps took effect September 26, 2025 and moved nearly 1,000 Nampa properties out of the high risk zone, per KIVI. A home inside a mapped zone usually needs flood insurance if it has a mortgage. Check the parcel on the FEMA map.
- The rail line. The Union Pacific mainline runs through Nampa, and trains sound horns at grade crossings. Stand at the home when a train passes.
- Seasonal odor. Amalgamated Sugar processes sugar beets at its Nampa plant through the fall and winter. The smell depends on wind direction. Visit in the fall before you commit.
- Concert sound. The Ford Idaho Center amphitheater is open air, and summer evening shows carry past the grounds.
- Irrigation water. Many Nampa subdivisions have city pressure irrigation. Other lots get water from an irrigation district. Ask who delivers it and where the ditch or easement runs.
- Wildfire smoke. Late summer smoke settles across the whole Treasure Valley, Nampa included. Track it at fire.airnow.gov.
Tradeoffs
The honest tradeoffs.
- Skip Nampa if your job is in downtown or east Boise and you must be there every morning. That is about 20 miles of I-84 each way, at the two busiest hours of the day.
- Skip Nampa if you want to walk from your front door to dinner and errands. Outside the downtown blocks, the city is laid out for cars.
- Skip Nampa if foothills trails are the reason for the move. The Boise foothills are on the far side of the valley. Nampa's outdoor draw is Lake Lowell and flat pathways.
- Skip the specific street, not the city, if train horns or the fall sugar plant odor would bother you. Both are tied to location.
- Keep Nampa on the list if your budget tops out in the low to mid $400s, you want a larger lot or acreage, or you work remotely or in Canyon County.
Nampa vs. Caldwell and Meridian
Nampa next to Caldwell and Meridian.
The three cities line up along I-84. Caldwell is one stop farther from Boise than Nampa, and Meridian is one stop closer.
| Dimension | Nampa | Caldwell | Meridian |
|---|---|---|---|
| County | Canyon | Canyon | Ada |
| Population (Census Vintage 2025) | 120,384 | 76,629 | 142,988 |
| Median sale price (Redfin, 3 mo. ending Oct 2026) | $414,712 | $419,708 | $566,506 |
| Position on I-84 | About 20 miles west of Boise | West of Nampa | Between Nampa and Boise |
| School districts (by address) | Nampa SD #131, Vallivue SD | Caldwell SD, Vallivue SD | West Ada SD |
| Buyer fit | Lower price, larger lots, Canyon County or remote work | Similar price, longer Boise drive | Shorter Boise drive, higher price |
Want the long version? Caldwell guide → · Meridian guide → · Kuna guide → · All Treasure Valley cities →
Questions
Questions buyers ask us about Nampa.
The median sale price in Nampa was $414,712 over the three months ending October 2026, up 1.1% from a year earlier, per Redfin. Canyon County single-family homes ran $443,523 in September 2026, up 5.1%, according to Intermountain MLS data reported by local brokerages. These sources cover different home types and months, so treat the low $400s as the middle of the market and ask us for a live MLS pull on any address.
Nampa is about 20 miles west of Boise on I-84, with Meridian in between. The average commute for Nampa workers is about 24 minutes, per the U.S. Census Bureau's American Community Survey, but that average includes people who work in Canyon County. A daily trip to downtown Boise at rush hour takes longer than the average. Drive the route at the hour you would leave before you make an offer.
Most of Nampa is in Nampa School District #131. Parts of north Nampa are in Vallivue School District, which also serves part of Caldwell. Attendance is set by address, and a Nampa mailing address does not settle which district applies. Confirm the district and the assigned schools with the district for the specific address before you write an offer.
Nampa is in Canyon County. Idaho's homeowner's exemption removes 50% of a primary home's assessed value from property tax, capped at $125,000. It is not automatic: you apply with the Canyon County Assessor after you buy and move in. The bill itself depends on the tax code area for the parcel, so two Nampa homes at the same price can owe different amounts. We pull the tax code area and the prior year bill before our buyers make an offer.
On sale price, yes. Over the three months ending October 2026, Redfin put the median sale price at $414,712 in Nampa, $566,506 in Meridian, and $544,621 in Boise. The trade is distance: Nampa sits farther west on I-84, so a Boise commute is longer. Caldwell, the next city west, was close to Nampa at $419,708 for the same period, per Redfin.
Four things. First, the FEMA flood map: Mason Creek in north Nampa has a mapped floodplain, and the Indian Creek map changed on September 26, 2025. Second, distance to the Union Pacific rail line, where trains sound horns at crossings. Third, wind direction from the Amalgamated Sugar plant, which produces a seasonal odor in fall and winter. Fourth, who delivers irrigation water to the lot. Our Red Zone Map shows the first three by address.
Yes. Start with a 30 minute call, narrow the search to two or three areas, then tour in person or by video. Our free relocation audit walks through payment math and a bills comparison before you book a flight. Buyer-agent compensation is fully negotiable and not set by Good News Realty Group, NAR, or the MLS, and we explain how it works on every home before you tour.
Sources & references
Market data
- Redfin · Nampa housing market, three months ending October 2026
- Mike Brown Group · Canyon County, Intermountain MLS, September 2026
- We Know Boise · Canyon County and Nampa, Intermountain MLS, September 2026
- Boise Regional REALTORS · Ada County, September 2026
Population and commute
- U.S. Census Bureau · Vintage 2025 city population estimates
- Census QuickFacts · Nampa city, mean travel time to work
- Census Reporter · Nampa, ACS 2024
Taxes
- Idaho State Tax Commission · homeowner's exemption
- Canyon County Assessor · exemptions
- Idaho vs other states · state comparison figures
Land and outdoors
- U.S. Fish and Wildlife Service · Deer Flat National Wildlife Refuge
- FEMA Flood Map Service Center
- KIVI · Indian Creek floodplain remap
- Wikipedia · Nampa parks, Ford Idaho Center, 2020 census count
Transit and medical
- Valley Regional Transit · 2026 Nampa and Caldwell service changes
- Saint Alphonsus Medical Center Nampa
- St. Luke's Nampa
Ready to talk about Nampa?
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Schedule a call → or call (208) 897-2760Buyer-agent compensation is fully negotiable and not set by Good News Realty Group, NAR, or the MLS. We walk you through how it works on every home before you tour.