Nampa Housing Affordability Index: 2025 Analysis - Specialized report highlighting Nampa's comparative value advantage with affordability metrics

If you’ve been watching Idaho’s real estate market, you already know that home prices in Boise, Meridian, and Eagle have skyrocketed over the past decade. But if you zoom out just a little—about 20 minutes west of Boise—you’ll find a city that continues to offer the best blend of affordability, community, and long-term upside in the region.

That city is Nampa, Idaho.

In this 2025 Housing Affordability Analysis, I’m going to walk you through why Nampa remains a top choice for first-time buyers, remote workers, investors, and families looking to make a smart move. We'll look at affordability metrics, neighborhood breakdowns, price-to-income ratios, and how Nampa compares to the rest of the Treasure Valley.

Let’s dive in.

What Is the Housing Affordability Index?

The Housing Affordability Index (HAI) measures whether a typical family can qualify for a mortgage on a median-priced home. A score of 100 means a family with the median income has exactly enough income to qualify. The higher the number, the more affordable the market.

As of Q1 2025:

• Nampa's HAI is 142

• Meridian’s is 107

• Boise’s is 94

• Eagle’s is 82

That means Nampa households earning the median income have 42% more than the income needed to buy a median-priced home—a strong indicator of opportunity, especially compared to its more expensive neighbors.

Median Home Prices: Nampa vs. the Valley

Let’s compare median prices across a few key cities in the Treasure Valley as of April 2025:

Nampa gives you $130,000–$170,000+ in price savings compared to buying in Boise or Meridian. That’s not just a win for buyers—it’s a massive lever for increasing quality of life, reducing monthly costs, or buying more house for the same budget.

Price-to-Income Ratio in Nampa

One of the clearest ways to measure affordability is the price-to-income ratio. In general, housing is considered affordable when this ratio is below 3.0.

• Nampa’s ratio: 4.1 (based on a $415K median and ~$100K median household income for buyers)

• Meridian’s ratio: 5.5

• Eagle’s ratio: 6.9

• Boise’s ratio: 6.2

While these ratios have increased from 2020 lows due to price growth and interest rate shifts, Nampa still represents a relative affordability advantage and a more sustainable entry point for buyers.

Where to Buy in Nampa: Neighborhood Affordability Breakdown

1. South Nampa

• Average Price: $395K–$430K

• Style: Newer builds, small subdivisions, quiet streets

• Why Buy Here: Access to farmland views, close to schools and the new Costco center

• Curtis' Tip: Builders here are still offering closing cost incentives

2. Downtown & Historic North Nampa

• Average Price: $275K–$350K

• Style: Older homes, walkable blocks, tons of character

• Why Buy Here: Close to downtown revitalization, new breweries, restaurants

• Investor Play: Great for value-add opportunities, rentals, or short-term rentals

3. West Nampa (Midtown & Roosevelt)

• Average Price: $375K–$420K

• Style: Blend of 1990s–2000s construction, some new builds

• Why Buy Here: Near new developments, freeway access, family neighborhoods

4. Hubble and Lennar Communities (Southwest Nampa & Caldwell Border)

• Average Price: $390K–$425K

• Style: New construction with builder warranties, community amenities

• Why Buy Here: Lower price-per-square-foot, move-in ready, parks and trails

Monthly Cost Comparison: Nampa vs. Meridian

Let’s run a quick scenario based on 10% down, 6.25% interest, and 30-year fixed loans:

Monthly savings = $815
That’s nearly $10,000 per year back in your budget. Over 5 years, you’ve saved over $50,000—just by choosing Nampa.

Why Nampa's Value Is So Strong in 2025

1. Continued Infrastructure Investment

From new schools to the expansion of Hwy 16 and the Idaho Center corridor, Nampa’s growth is strategic. You're not just buying a cheaper home—you’re buying into a city on the rise.

2. Builder Activity & Inventory Mix

Builders in Nampa are still active. That means:

• More inventory to choose from

• Continued price competition

• Incentives like rate buydowns, closing costs, or appliance packages

3. Lower Property Taxes and HOA Fees

Canyon County’s tax rates are generally lower than Ada County’s. Many Nampa neighborhoods also have minimal or no HOAs, which can save hundreds annually.

4. Rental Return Potential

Investors take note—Nampa’s rental yields remain among the highest in the Valley, with cap rates around 5.2%–6.1% for single-family and small multifamily.

Curtis’ Insight: Who Should Buy in Nampa in 2025?

• ✅ First-time buyers priced out of Boise or Meridian

• ✅ Remote workers who want more house and land for their dollar

• ✅ Families needing 4-bed homes with yards at a sustainable budget

• ✅ Investors looking for strong cash flow and appreciation

• ✅ Relocators from CA, WA, and TX seeking affordability + space

What About Long-Term Appreciation?

While Nampa’s appreciation rate slowed from its double-digit highs in 2020–2022, it remains steady:

• 3.5–5% expected annual growth through 2026

• New construction absorption rates remain strong

• Neighborhoods near the new Costco, CWI, and Amazon fulfillment centers are poised for growth

My Top Tips for Buying Smart in Nampa in 2025

1. Prioritize location over finishes

Pick a solid area near schools, freeway access, or new development—even if you need to paint or replace flooring.

2. Lock in builder incentives early

Many builders are offering rate buydowns into the 4s or up to $20K in concessions—but they go fast.

3. Be ready to move fast on well-priced homes

While inventory is decent, good deals in Nampa move quickly, especially under $450K.

4. Consider multi-generational options

Many Nampa homes include main-level suites or multi-gen layouts—ideal if you're helping parents or adult kids live affordably.

Final Thoughts: Nampa Isn’t Just Affordable—It’s Strategic

When I talk to buyers every day, I often hear, “I want a good home, in a good neighborhood, where I’m not house poor.”

And every time, Nampa rises to the top of the list. It’s not just the affordable price—it’s the value behind it.

If you're looking for the kind of real estate purchase that leaves room in your life for savings, travel, upgrades, or just peace of mind, Nampa is where to start.

Ready to move to Boise, Meridian, Nampa, or Eagle?
📲 Call or text Curtis Chism at (208) 510-0427
📥 Ready to relocate remotely? Download our Boise Relocation Guide