Caldwell Buyer Report. The Mileage Discount.

In July's numbers, the gap widened about $36,000 year over year. A year earlier the two medians were $550,000 and $429,000.

Newer months. Since July: in August the medians were $595,000 and $443,100, a gap of $151,900; in September the medians were $575,000 and $443,523, a gap of $131,477. July was the widest of the three months.

Year to date, Canyon is growing faster (+2.6% against +0.2%). One month is a snapshot, not a trend. Year to date compares the median price so far in 2026 with the same months of 2025.

Want the full monthly payment, not only the price? Run both houses through our True Cost Calculator.

Caldwell to Boise on I-84. 2024 weekday average across each peak period (6 to 9 a.m. and 3 to 7 p.m.). The worst half hour runs longer. It does not include the Connector into downtown. Source: COMPASS, the regional planning agency.

• 5 days a week: about 254 hours a year in the car. That is 10.6 full days.
• 3 days a week: about 152 hours a year in the car. That is 6.4 full days.

This counts a morning peak trip in and an evening peak trip out, for 50 work weeks.

Interstate noise is a property condition you can check by address. Our Red Zone Map shows traffic, noise, and rail layers across the Treasure Valley.

Share of jobs held by Canyon County residents, by city of work. About 43% are inside Canyon County. That figure is our math from the profile's counts. Source: Idaho Department of Labor, Canyon County profile, August 2026. Census LEHD 2023, all jobs. A person with two jobs counts twice.

Average premiums for Caldwell and Boise land within about $60 a year of each other in both sources. The two sources price different coverage amounts, so compare across a row, not down a column.

The only number that counts is a quote on the actual address. Get it before you offer.

Many Caldwell homes have two water systems. Ask which one runs the sprinklers.

Caldwell Municipal Irrigation District (CMID), 2026 rates

2027 rates were not posted when we checked.

• Lot up to 10,000 sq ft: $156 a year. Quarter acre: $180 a year.
• Bills mailed in February. Due April 1.
• Water on about April 15 to 30. Off about October 1 to 15. Dates change with water supply. In 2026 it shut off September 24.
• Unpaid bills become a tax lien.

Pioneer Irrigation District, 2026 rates

• Quarter acre: $60 a year.
• Billed in early October. Due December 20.
• For property billed directly by Pioneer. Many pressurized subdivisions inside Pioneer's boundary are billed by the city (CMID) instead.

How we got these numbers. City of Caldwell FY2027 residential water rates, effective with November 1, 2026 bills: $1.38 per unit for 0 to 2 units, $2.32 per unit for 2 to 10 units, $2.98 per unit for above 10 units. One unit is 748 gallons. We price all lawn water at the top tier, $2.98 per unit. If your indoor use is low, some lawn water bills at the middle tier and the cost is a little lower. Lawn need is 8 inches in July and 36 inches for the season, at 80% sprinkler efficiency. Source: University of Idaho Extension CIS 1157 and CIS 1098. Lawn need is our sum of daily averages for four southern Idaho sites, before rainfall.

Buying acreage or a lot with a well? Our land due diligence guide covers water rights and septic.

Still choosing between cities? Read our Treasure Valley city comparison.

• Ask the seller in writing: are the sprinklers on irrigation or city water?
• Ask for the latest irrigation bill. CMID mails in February. Pioneer bills in October.
• Ask if irrigation water was on when you toured. It is off from about October to mid April.
• Drive the commute. 7:00 a.m. eastbound, 4:30 p.m. westbound.
• Stand in the backyard at rush hour. Listen for the interstate.
• Get an insurance quote on the address.
• Have title confirm irrigation assessments are paid at closing.