Boise, Idaho Mortgage Refinance Interest Rates
Discover the latest mortgage interest rates to make informed decisions about your home refinancing.
Interest rate over time in Boise, Idaho
Timeframe
Daily refinance averages provided by the Mortgage Research Center.
Compare mortgage rates in Boise, Idaho
Showing results for: 15-Year Fixed and 30-Year Fixed refinance offers for Single Family or Townhome properties in ID, total loan amount of $228,000.
| Lender | APR / Rate | Monthly Payment | |
|---|---|---|---|
Rate data provided by RateUpdate.com. Displayed by Mortgage Research Center, NMLS #1907, Equal Housing Opportunity. Rates and fees are estimates and subject to change without notice. Payments do not include taxes and insurance premiums. Actual payments may be higher. Not all lenders participate in this marketplace. Loan availability and terms may vary by state and lender. Lender offers, including badges like “Lowest APR” or “Lowest Payment,” are based only on results displayed here and may not reflect the absolute lowest offer available in the market. Rate and product details
Should You Refinance in Boise?
3% annual appreciation
· Data updated 9/13/2026In Boise's stable market, refinancing decisions should focus on interest rate comparisons. Even a 0.5% rate reduction can result in significant savings over the life of your loan.
Local Market Context
Boise, Idaho homes have a median value of $275,000, with 3% year-over-year appreciation. Consistent home values provide a solid foundation for refinancing decisions focused on lowering interest rates and monthly payments.
Estimated Monthly Payment in Boise
Based on the median home price of $275,000 with 20% down at 7.02% (30-year fixed):
| Principal & Interest | $1,467.06/mo |
| Property Tax | $144/mo |
| Homeowner's Insurance (est.) | $125/mo |
| Estimated Total (PITI) | $1,736/mo |
Rate Savings Scenarios for Boise
How your monthly principal & interest payment changes at different rates (20% down on $275,000 median home):
| Interest Rate | Monthly P&I | vs. Current Rate |
|---|---|---|
| Current rate (7.02%) | $1,467 | — |
| 6.52% (–0.5%) | $1,394 | –$73/mo |
| 6.02% (–1.0%) | $1,322 | –$145/mo |
Down Payment Impact in Boise
Monthly principal & interest at 7.02% for different down payments on the $275,000 median home:
| Down Payment | Loan Amount | Monthly P&I |
|---|---|---|
| 10% down ($27,500) | $247,500 | $1,650 |
| 15% down ($41,250) | $233,750 | $1,559 |
| 20% down ($55,000) | $220,000 | $1,467 |
Property Tax Impact
Property taxes in Boise, Idaho average 0.63% of home value, which is lower compared to the national average. When refinancing, it's important to remember that your total monthly payment includes these taxes (approximately $144 per month for a median-valued home). A lower interest rate might reduce your principal and interest payment, but your property tax portion stays the same.
Idaho ranks 44th (very low) nationally for property taxes, which directly affects your total monthly payment when buying or refinancing.
Cost of Living Context
Boise's cost of living is 2% below the national average (index: 98), meaning housing costs tend to run lower than typical — which may allow for higher purchasing power when buying or refinancing.
Calculate Your Exact Refinance Savings
Get a personalized analysis based on your specific mortgage details, compare multiple offers, and see your break-even point.
Use Refinance CalculatorSmart Refinancing Strategies for Boise Homeowners
Hey Boise! While other cities see wild real estate swings, our local market has settled into steady, reliable, and accessible growth. This stability is a huge advantage when managing your financial future.
FHA to Conventional & Your LTV
Boise is a fantastic market for buyers, meaning many of you started out with an FHA loan. Refinancing relies heavily on your Loan-to-Value (LTV) ratio.
Once your principal payments and market growth push your LTV under 80%, refinancing into a standard Conventional loan will permanently remove your FHA mortgage insurance premium.
Property Tax Tip for Boise Homeowners
Because housing costs here are manageable, consider rolling your closing costs into the new loan. This allows you to secure a better interest rate without having to drain your savings account at closing.
Hero & Housing Programs for Boise
Look into the Idaho Housing and Finance Association (IHFA). Their programs are designed to keep long-term homeownership deeply affordable across the state.
What Interest Rate Drop Makes Refinancing Worth It in Boise?
In Boise's stable market with 3% annual appreciation, refinancing is generally worthwhile when you can reduce your rate by at least 0.75-1%. For a $275,000 home with an 80% LTV ($220,000 loan), dropping from 7% to 6% saves approximately $140/month. With typical closing costs around $5,500, you'd break even in about 39 months. If you plan to stay in your home at least 4 years, refinancing makes financial sense.
How Do I Calculate My Break-Even Point for Refinancing in Boise?
Calculate your break-even point by dividing total closing costs by monthly savings. In Boise, closing costs typically run 2-3% of your loan amount. If you're refinancing $220,000 (80% of Boise's $275,000 median home value), expect around $5,500 in costs. Compare your current monthly payment to your new payment including the 0.63% property tax, insurance, and the new principal/interest. If refinancing saves $150/month, your break-even is 37 months. Don't forget to factor in how long you plan to keep the home.
Should I Refinance from a 30-Year to 15-Year Mortgage in Boise?
Shortening your term from 30 to 15 years can save substantial interest and typically offers rates 0.5-0.75% lower. On Boise's median home value of $275,000, you could save over $100,000 in interest over the loan's life. However, monthly payments increase significantly-a $220,000 loan at 6% jumps from approximately $1,493/month (30-year) to $1,916/month (15-year at 5.5%). Refinance to a 15-year if you can comfortably afford the higher payment and want to build equity faster in Boise's stable market.
Can I Refinance If I Still Have PMI in Boise?
Yes, and eliminating PMI is often a primary refinancing goal. PMI typically costs 0.5-1% of your loan amount annually. On a $220,000 mortgage in Boise, that's $200-400/month. With 3% annual appreciation plus principal paydown, you may have crossed the 80% LTV threshold. If you purchased with 5-10% down 3-4 years ago, appreciation likely brought you to 20%+ equity. Refinancing removes PMI permanently (unlike conventional loans where it can take years to cancel), immediately lowering your payment even if you get the same interest rate.
Is a No-Closing-Cost Refinance a Good Deal in Boise?
No-closing-cost refinances roll $6,600 in typical closing costs into your loan balance or offset them with a slightly higher interest rate (usually 0.25-0.5% higher). In Boise's stable market, this makes sense if you plan to move within 3-5 years, avoiding the $37-month break-even period on traditional refinances. However, if you're staying long-term, paying closing costs upfront and getting a lower rate saves more money over time. Calculate both scenarios: upfront costs with lower rate versus no costs with higher rate over your expected timeline.
How Boise compares across Idaho
Median home prices vary widely across Idaho, which changes what a typical refinance costs. Here is the estimated monthly principal and interest on a median-priced home (80% loan-to-value) at today's average 30-year fixed rate of 7.02%:
| City | Median home price | Est. monthly P&I | vs. Boise |
|---|---|---|---|
| Boise | $275,000 | $1,467 | — |
| Idaho Falls | $273,400 | $1,459 | −$8/mo |
| Twin Falls | $255,100 | $1,361 | −$106/mo |
| Pocatello | $219,000 | $1,168 | −$299/mo |
Estimates use each city's median home price with the same statewide average rate; actual quotes vary by lender, credit profile, and loan size.