Nampa Housing Affordability Index: 2025 Analysis

As affordability continues to drive relocation trends across the Treasure Valley, Nampa stands out as a high-value destination for buyers who want more space, less financial stress, and a solid long-term investment. In this 2025 analysis, we break down the Nampa Housing Affordability Index (HAI), compare it to nearby markets, and explain why Nampa remains one of the smartest places to buy in Idaho.

Table of Contents

• Why Housing Affordability Matters in 2025
• What Is the Housing Affordability Index (HAI)?
• Nampa Affordability Snapshot (2025)
• Why Nampa Offers More Bang for Your Buck
• Breaking Down the HAI Components
• Best Neighborhoods for Affordability in Nampa
• Rent vs Buy: Nampa’s Investor Advantage
• Future Outlook for Nampa Affordability
• Final Thoughts: Is Nampa Still a Hidden Gem?

Why Housing Affordability Matters in 2025

With interest rates stabilizing and inventory improving, buyers in 2025 are more value-conscious than ever. While Boise and Meridian have experienced significant appreciation over the last decade, Nampa continues to provide attainable homeownership without sacrificing access to jobs, schools, and amenities.

Understanding affordability—rather than just headline prices—helps buyers avoid becoming house-poor and positions investors for stronger long-term returns.

What Is the Housing Affordability Index (HAI)?

The Housing Affordability Index measures whether a typical household earns enough income to qualify for a mortgage on a median-priced home.

• 100= exactly enough income to qualify
• Above 100= housing is affordable
• Below 100= housing is unaffordable

In 2025, Nampa continues to outperform most Treasure Valley cities on this metric.

Nampa Affordability Snapshot (Q1 2025)

• Median Home Price:$392,000
• Median Household Income:$73,000
• Housing Affordability Index: 128

That means the average household in Nampa earns approximately 28% more than required to purchase a median-priced home using standard lending terms.

Comparison:
Meridian – Median Price $515,000 | HAI: 97
Boise – Median Price $538,000 | HAI: 91

Why Nampa Offers More Bang for Your Buck

1. Larger Homes for Less

Buyers in Nampa often gain extra bedrooms, flex space, larger lots, and newer construction compared to similarly priced homes in Boise or Eagle.

2. Lower Taxes and Insurance

Property taxes and insurance premiums tend to be lower in Nampa due to fewer flood zones and more predictable development patterns, helping reduce monthly ownership costs.

3. Strong Access to Amenities

Nampa offers convenient access to Costco, Target, Lake Lowell, Deer Flat Wildlife Refuge, the Nampa Rec Center, and Ridgecrest Golf Club—delivering full suburban functionality without premium pricing.

Breaking Down the HAI Components

Income Growth

Canyon County wages grew approximately 4.2% year-over-year, driven by logistics, trades, healthcare, and remote work. This income growth supports affordability even as prices rise modestly.

Mortgage Rates

In 2025, 30-year fixed mortgage rates have ranged between 5.75% and 6.25%. Builder incentives and local credit unions are often helping buyers secure below-market effective rates.

Taxes and Utilities

• Nampa tax rate: ~1.03%
• Boise tax rate: ~1.24%
• Utilities: Generally lower due to infrastructure efficiency

Best Neighborhoods for Affordability in Nampa (2025)

South Nampa

New construction hubs like Summit Ridge and Carriage Hill West offer homes in the low $400Ks with parks, trails, and modern layouts.

Downtown Nampa & Old Town

Older homes under $350K with charm and upside potential—popular with first-time buyers and value-focused investors.

North Nampa

Close to I-84, St. Luke’s Nampa, and retail growth corridors—ideal for commuters wanting value without Meridian pricing.

Rent vs Buy: Nampa’s Investor Advantage

• Median Rent (3BR):$1,825/month
• Median Mortgage (3BR):~$1,670/month (5% down @ ~6%)

With rents rising and vacancy rates low, many renters are finding that owning in Nampa is now cheaper than renting—making it one of the strongest rent-to-price markets in the Treasure Valley.

Future Outlook for Nampa Affordability

New Development

New subdivisions in South and East Nampa are focusing on value-driven products, including single-level homes, townhomes under $350K, and small multifamily projects.

Infrastructure Investment

Transportation upgrades, broadband expansion, and downtown revitalization projects are expected to support long-term appreciation.

Affordability Risks

• Rising material costs
• Rates exceeding 6.5%
• Continued in-migration pressure

Final Thoughts: Is Nampa Still a Hidden Gem?

As affordability tightens across the Boise metro, Nampa remains one of the few places where buyers still have margin—and margin creates opportunity. The Housing Affordability Index confirms that Nampa offers sustainable ownership, stronger cash flow potential, and long-term value.

If you’re considering buying, investing, or relocating, understanding this data can help you make smarter decisions and avoid overpaying in more saturated markets.

📲 Call or text Curtis Chism at (208) 510-0427
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