83646 — Ada County, Idaho Market Snapshot
Housing market data for zip code 83646 in Ada County, Idaho. Updated monthly with median prices, days on market, and more.
Market Sales Data
427 sales in 2026 (year to date)
Median Sale Price
$565,000
Days to Sell
48
Homes Sold
427
Inventory
301
Sale-to-List
99.8%
New Listings
525
Price/SqFt
$265
Pending Sales
450
Conforming Loan Available
Most homebuyers in 83646 can comfortably use conventional financing. The median home price of $565,000 is well below the 2026 conforming loan limit of $832,750, meaning buyers can put as little as 3-5% down without hitting jumbo loan territory.
Market Insights
Market Temperature
83646's market is balanced with homes taking an average of 48 days to sell. Buyers have some negotiating room without the pressure of bidding wars.
Sale-to-List Ratio
Homes are selling very close to asking price in 83646 (99.8% sale-to-list ratio), indicating accurate pricing by sellers and steady demand.
Conforming Loan Feasibility
Most homebuyers in 83646 can comfortably use conventional financing. The median home price of $565,000 is well below the 2026 conforming loan limit of $832,750, meaning buyers can put as little as 3-5% down without hitting jumbo loan territory.
Loan limits in 83646 are set at the county level.
2026 Loan Limits — Ada County
| Property Units | Conforming Limit | FHA Limit |
|---|---|---|
| 1 Unit | $832,750 | $586,500 |
| 2 Units | $1,066,250 | $750,800 |
| 3 Units | $1,288,800 | $907,550 |
| 4 Units | $1,601,750 | $1,127,900 |
Affordability Snapshot — Zip 83646
To purchase the median home at $565,000 with 5% down at today's rate of 6.75%, the estimated monthly payment is approximately $4,479.
Monthly Payment
$4,479
Income Required
$191,951
Principal & Interest
$3,481/mo
Down Payment (5%)
$28,250
Based on 30-year fixed at 6.75%, 1.8% property tax, $1,800/yr insurance, 28% DTI guideline.
Mortgage Calculator
Estimate your monthly payment for a home in 83646.
Estimated Monthly Payment
$3,647
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