Quick answer
The most affordable places to live near Boise are Caldwell (Zillow typical home value about $399,600 in September 2026), Nampa (about $415,300), Kuna (about $460,400) and Garden City (about $476,400 as of August 2026). Canyon County is the value side of the valley: its September 2026 median sale price was $443,523, compared with $575,000 in Ada County (Boise Regional REALTORS®).
Boise-area towns ranked by typical home value
From most to least affordable, using the Zillow Home Value Index for September 2026 (Garden City's latest published figure is August 2026).
| Rank | Town | County | Typical home value |
|---|---|---|---|
| 1 | Caldwell | Canyon County | $399,646 |
| 2 | Nampa | Canyon County | $415,281 |
| 3 | Kuna | Ada County | $460,394 |
| 4 | Garden City | Ada County | $476,420 (Aug 2026) |
| 5 | Boise | Ada County | $500,215 |
| 6 | Middleton | Canyon County | $507,132 |
| 7 | Meridian | Ada County | $535,629 |
| 8 | Star | Ada County | $582,851 |
| 9 | Eagle | Ada County | $785,302 |
Why Canyon County costs less
The biggest price gap in the Treasure Valley is the county line. In September 2026, the Canyon County median sale price was $443,523 on 419 sales (Boise Regional REALTORS®), compared with $575,000 on 854 sales in Ada County (Boise Regional REALTORS®). The tradeoff is usually a longer drive to Boise jobs and the airport.
The most affordable picks, by lifestyle
Caldwell
About $399,600 typical value, a revived downtown at Indian Creek Plaza, and the Sunnyslope wine region nearby.
Nampa
About $415,300 typical value in Idaho's third-largest city, with a historic downtown and Lake Lowell.
Kuna
About $460,400 typical value, with acreage options and a rural feel south of Meridian.
Garden City
About $476,400 typical value (August 2026) in a small city almost surrounded by Boise, on the Greenbelt.
Even lower prices elsewhere in Idaho
If you don't need to be near Boise, several larger Idaho cities had lower typical home values in September 2026: Pocatello ($339,631), Twin Falls ($370,431), Lewiston ($388,169), Idaho Falls ($394,199). Compare them all in best places to live in Idaho.
Ways to lower your cost after you move
- Apply for Idaho's homeowner's exemption, which takes 50% of your primary home's value (up to $125,000) off your property tax (Idaho State Tax Commission).
- Claim the grocery credit on your Idaho income tax return to offset sales tax on food (Idaho State Tax Commission).
- Ask about builder incentives on new construction, which are common in Canyon County and Kuna.
Frequently asked questions
What is the cheapest town near Boise, Idaho?
Caldwell had the lowest Zillow typical home value of the Boise-area towns we track in September 2026, about $399,600, followed by Nampa (about $415,300) and Kuna (about $460,400).
Is it cheaper to live in Nampa or Boise?
Nampa. Zillow's typical home value was about $415,300 in Nampa versus about $500,200 in Boise in September 2026.
What is the most affordable town in Ada County?
Of the Ada County towns we track, Kuna had the lowest Zillow typical home value in September 2026, about $460,400.
How much cheaper is Canyon County than Ada County?
In September 2026, the median sale price was $443,523 in Canyon County and $575,000 in Ada County, a difference of about $131,500, according to Boise Regional REALTORS®.
What is the cheapest city in Idaho to buy a house?
Of the 18 Idaho towns we compared, Pocatello had the lowest Zillow typical home value in September 2026, about $339,600.