For Buyers from California · Hawaii · New York
A $15 billion Boise fab investment, a 5.3% flat income tax, FHA loans from 3.5% down, and homes starting in the $400,000s. Here's what the rest of the country hasn't figured out yet.
Micron Technology — the fourth largest semiconductor manufacturer in the world, headquartered in Boise since 1978 — has announced a $200 billion investment in U.S. chip manufacturing. Two state-of-the-art fabrication facilities are being built right here in Boise.
This is the largest private investment in Idaho's history. The first fab is a $15 billion, 1.2 million square foot facility in southeast Boise, expected to be operational in 2027. A second fab is already in ground preparation.
The CHIPS Act provided $6.4 billion in direct federal funding for the Idaho fabs. Micron anticipates an additional $10–12 billion injected annually into the local economy through wages, construction contracts, and supply chain spending.
The people filling these high-paying jobs need homes. Many are relocating from exactly the markets you're living in right now.
Mortgage financing in Idaho works the same as anywhere in the U.S. — and in some ways it's more accessible. Here are the main options for buyers coming from high-cost markets.
As little as 3.5% down with a 580+ credit score. The clearest path for buyers who haven't been able to save a large down payment in a high-cost market.
20% down eliminates PMI. 3–5% options available. Many CA and HI buyers arrive with equity covering 30–50% down — dramatically reducing monthly payments.
Zero down payment, no PMI, competitive rates. Idaho has a significant veteran community and VA loans are one of the best mortgage products available.
New construction builders in Boise — CBH, Tresidio, Brighton, Toll Brothers — frequently offer rate buydowns through preferred lenders. I help buyers negotiate these.
You don't need to be in Idaho to get pre-approved. I work with lenders who specialize in out-of-state buyers — fully remote and costs nothing.
Many HI and CA sellers arrive with equity that covers a full cash purchase in Boise — eliminating mortgage payments and creating immediate financial freedom.
Sources: Idaho State Tax Commission, 2026 individual income tax rate schedule (House Bill 40, 2025). California Franchise Tax Board and EDD. Hawaii Department of Taxation. New York State Department of Taxation and Finance; NYC Department of Finance. Freddie Mac Primary Mortgage Market Survey, July 9, 2026. Boise Regional REALTORS Market Reports, April and May 2026. Micron Technology investor announcements.
Book a free 30-minute video consultation. I'll walk through what your budget buys in the Treasure Valley, which areas and builders fit your goals, and how financing works — from wherever you are.