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Free Tool · Idaho Buyers

The Idaho Buyer Interrogation Checklist.

13 questions every Idaho buyer should ask — about the contract, the lender, the land, and the build — before they sign anything. Verified against IHFA, NAR, EPA, Idaho REALTORS, and the Ada County Treasurer for 2026.

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How to use this: Check each question off once you have a clear answer from your agent, lender, builder, or inspector — not when you've heard the question. Empty boxes are blind spots.

Not advice. This is general buyer education, not loan, tax, or legal advice. Loan programs, rates, eligibility rules, and tax treatment change frequently. Verify with a licensed mortgage professional (NMLS), a tax advisor, and a real estate attorney before relying on any single point for your transaction. See our Affiliated Business Arrangement Disclosure and Fair Housing notices.
Part 1

The contract & the agent

What you're signing, and what it actually means
Part 2

The land & the build

Irrigation, infrastructure, builders, what's behind the back fence
Part 3

The lender & the money

Programs, taxes, recasts — the questions out-of-state buyers usually miss
Lender disclosure — please read Joshua Connell is the Designated Broker of Good News Realty Group (Idaho License DB43978) and a licensed Mortgage Loan Originator at Paradigm Mortgage (NMLS #2506422). Because of this dual role, a referral from GNRG to Paradigm may benefit Mr. Connell financially. You are not required to use Paradigm Mortgage — you are free to shop and compare any IHFA-approved lender. The information in the questions below is general buyer education only, not loan or financial advice from a licensed Mortgage Loan Originator. Loan products, rates, and eligibility (including IHFA programs and rate-recast policies) change frequently — confirm everything with the licensed lender of your choice. Full notice: Affiliated Business Arrangement Disclosure.
Part 4

Three more before you sign

Closing costs, earnest money, and the commute test

Ready to talk?

Walk into your first showing already two steps ahead.

If you've gone through this checklist and have questions specific to your purchase — a builder, a neighborhood, a financing wrinkle — book a free 15-minute strategy call with Rachael. No pressure. No pitch. Just straight Idaho-specific answers.

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Empty boxes = blind spots. Bring this checklist to the call — we'll fill them in together.

Buyer-broker compensation: Buyer-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. See our ABA Disclosure and Fair Housing notices. Equal Housing Opportunity. Good News Realty Group · Joshua Connell, Designated Broker · Idaho License DB43978.
Sources & verification
  1. NAR Settlement — National Association of REALTORS®, August 16, 2024 release confirming 8/17/2024 effective date and the written buyer agreement requirement before showings (nar.realtor).
  2. IHFA Down Payment Assistance — Idaho Housing and Finance Association, Down Payment & Closing Cost Assistance program: up to 8% of sales price as a second mortgage, $170,000 household income limit, $500 minimum borrower contribution (idahohousing.com).
  3. IHFA Mortgage Credit Certificate (MCC) status — IHFA Realtor FAQ explicitly lists the program as currently suspended (idahohousing.com/lenders-realtors/realtor-faq).
  4. Idaho RE-21 Real Estate Purchase & Sale Agreement — Idaho REALTORS standard form: 5 business day default inspection contingency, 3 business day seller response when fields are left blank.
  5. EPA Radon Zone Map & Idaho data — EPA Map of Radon Zones; Idaho is Zone 1 (highest risk). Approximately 38% of homes tested in Ada County exceed the 4.0 pCi/L action level (epa.gov/radon).
  6. Ada County Subsequent (Occupancy) Tax Roll — Ada County Treasurer: bills mailed in January, due in June; covers homes assessed between the fourth Monday in May and October 31 (adacounty.id.gov/treasurer).
  7. Idaho buyer closing-cost ranges — Multiple cross-referenced sources; safest customer-facing range is 2–5% of purchase price. Idaho has no state real estate transfer tax.
  8. Idaho property disclosure statute — Idaho Code §55-2501: sellers must disclose known material facts, which can include known elevated radon levels.
  9. IHFA recast guidelines — IHFA Realtor FAQ: rate recast available on conventional loans only (FHA, VA, USDA not eligible); minimum two payments before recast (idahohousing.com/lenders-realtors/realtor-faq).
  10. ACS & Census — Ada County median household income $91,502 (ACS 2024 1-year, U.S. Census Bureau).

Last verified: April 30, 2026 · Maintained by Good News Realty Group