Idaho is one of the few states where cities generally cannot ban short-term rentals outright, which makes Boise and the Treasure Valley more open to STR investors than many Western metros. HOAs, permits and taxes still decide whether a specific house works.
In short: LendingStreet finances Boise and Treasure Valley short-term rentals with DSCR loans that can qualify on projected rental revenue on some programs, with no W-2s or tax returns and LLC borrowers standard. Loans start at $150,000, purchases go up to 80% LTV and the minimum credit score is 620. State law limits outright local bans, but cities can regulate health and safety, and HOA covenants can still restrict short stays, so check both before you buy.
Idaho law generally prevents cities and counties from prohibiting short-term rentals, while allowing them to regulate for health, safety and general welfare. In practice, Boise, Meridian, Nampa, Garden City and other Treasure Valley cities may require registration, a business license, safety inspections, parking standards or a local contact.
Private covenants are the bigger limit. Many subdivisions in Meridian, Eagle, Star and southeast Boise, including newer master-planned communities, have CC&Rs that set minimum lease terms or restrict rentals. Read them before you write an offer, because state law on city rules does not override a private covenant you agree to.
Boise State football weekends at Albertsons Stadium are the biggest spikes in fall, followed by graduations, tournaments and concerts. Downtown, the North End and the East End near the Greenbelt and Warm Springs draw visitors who want walkable neighborhoods and easy access to the foothills trails.
Winter adds skiers headed to Bogus Basin, a short drive up the mountain from the North End. Year-round, travelers come for the state legislature from January to spring, St. Luke's and Saint Alphonsus hospitals, business travel and families relocating to the valley.
Many Treasure Valley investors also look at McCall on Payette Lake and Cascade on Lake Cascade, a two- to three-hour drive north, where summer and winter recreation drive demand. Those markets earn more per night but are more seasonal, and McCall and Valley County have their own permit requirements.
The table compares an in-town Boise home with a McCall cabin, each with a third-party revenue projection. It is illustrative only.
| Item | Boise Bench three-bedroom | McCall cabin |
|---|---|---|
| Purchase price | $540,000 | $850,000 |
| Loan at 75% LTV | $405,000 | $637,500 |
| Estimated principal and interest | About $2,832 | About $4,457 |
| Taxes and insurance | $420 | $610 |
| Total payment | About $3,252 | About $5,067 |
| Projected monthly revenue | $4,300 | $6,800 |
| DSCR | About 1.32x | About 1.34x |
This example is illustrative and not a quote. The Boise home is a three-bedroom on the Bench bought for $540,000 in a neighborhood without HOA rental limits. Taxes are budgeted at $300 a month without the homeowner's exemption and insurance at $120. A third-party projection supports $4,300 a month in average revenue, for a DSCR of about 1.32x at 75% LTV; at 70% LTV, it rises to about 1.40x.
The McCall cabin at $850,000 has a similar ratio of about 1.34x, but a larger share of its revenue arrives in July, August and ski season. Both clear the 1.0x standard minimum.
Some programs count projected revenue differently, for example after an allowance for vacancy or expenses, so the ratio on your file may be lower than these figures. Running the numbers at 70% LTV as well as 75% shows how much cushion you have if the projection comes in light.
Idaho's homeowner's exemption reduces taxable value on a primary residence, up to a capped amount. Investors do not receive it, so when you buy from someone who lived in the home, the next bill reflects the full taxable value and is usually higher than the seller's.
Ada and Canyon counties reassess annually, so values and bills can move each year. Use the non-exempt figure in your DSCR math and confirm it with the county assessor. Idaho does not charge a real estate transfer tax.
Homes in the Boise foothills and near open land on the city's edge carry wildfire exposure, and insurers price it. Get a written quote that covers short-term rental use, since many standard landlord policies exclude it.
Summer heat and winter inversions affect guest comfort; reliable air conditioning and good air filtration are worth the investment. Mountain cabins in McCall and Cascade need snow-load, frozen-pipe and access planning.
Hot tubs, a popular amenity near Bogus Basin and in the mountain towns, add maintenance and liability, so confirm the policy covers them.
Garden City, between Boise and the river, has a mix of older homes and newer infill close to the Greenbelt and wineries. Meridian and Nampa are closer to the Ford Idaho Center and youth sports venues, and Caldwell is near the Sunnyslope wine area.
Each city's registration and licensing rules differ, and HOAs are more common in the newer suburbs. Our Idaho short-term rental page covers Coeur d'Alene, Sun Valley and other markets. Canyon County homes often cost less, which can help the ratio when demand is driven by events and youth sports.
Send the address, price, HOA documents, any city registration and a third-party revenue projection. LendingStreet will run the ratio on the non-exempt tax bill and an STR insurance quote and tell you whether the property fits an STR program or a standard DSCR loan on a long-term lease.
Our investor loans are business-purpose loans on non-owner-occupied property. Call (877) 298-1001 or use the form below to get a quote.
Idaho law generally prevents cities from prohibiting short-term rentals, but cities can regulate them for health and safety, and HOAs can restrict them through covenants.
Many newer subdivisions restrict short stays in their CC&Rs. Read the covenants for the specific property.
Idaho sales tax and the travel and convention tax apply to stays of 30 days or less, and the Greater Boise Auditorium District levies a room tax within its boundaries.
On some programs, yes. A third-party projection can stand in for a long-term lease.
The homeowner's exemption applies only to a primary residence, so it comes off when an investor buys.
Yes, if it is a rental you do not occupy and local permits allow short stays. Projected revenue can be used on some programs.
No. Our investor loans are business-purpose loans on non-owner-occupied property, so the loan is only for rentals you do not occupy.
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