Sell Your House Fast in Idaho. Get Your Cash Offer.

How an Idaho home sale closes

Idaho title agents are licensed by the Idaho Department of Insurance to sell title insurance in a particular county.

• Title agents that conduct escrow closings file their escrow rates with the Department each year.
• These agents also carry a surety bond of at least $10,000 for each county where they are licensed.
• Idaho Code 55-3103 makes private transfer fee covenants recorded after the law took effect in 2011 unenforceable against the property.
• Title, escrow and recording fees can vary, so it helps to ask your title company for an itemized estimate.

Property Condition Disclosure Act

Idaho sellers of residential property generally complete a property disclosure form under Idaho Code 55-2504.

• The seller delivers the form within 10 days of accepting the buyer's offer (Idaho Code 55-2509).
• The buyer may rescind within three business days of receiving the form. The written notice must name a specific objection (Idaho Code 55-2515).
• Exemptions include court-ordered and foreclosure transfers, fiduciary sales for an estate or trust, and transfers to a spouse or lineal relative (Idaho Code 55-2505).
• A seller who inherited the home and did not live there in the prior year is also exempt.
• For homes built before 1978, federal law also requires a lead paint disclosure and the EPA pamphlet. Foreclosure sales are among the exemptions.
• An attorney can tell you which disclosures apply to your sale.

Foreclosure process and timeline

Idaho trustee's sales under a deed of trust follow the notice rules in Idaho Code 45-1506.

• Notice of sale is mailed by registered or certified mail at least 120 days before the sale.
• Notice is published once a week for four weeks. The last notice runs at least 30 days before the sale.
• Sales are held after 9 a.m. and before 4 p.m. standard time, in the county where the property is located.
• The owner can generally cure the default within 115 days of the notice of default being recorded.
• Many owners in this situation explore selling before the sale date. An attorney or housing counselor can review your timeline.

Probate and inherited homes

Idaho's small estate affidavit can be used 30 days after death when the probate estate is worth $100,000 or less (Idaho Code 15-3-1201).

• The $100,000 limit uses fair market value, wherever located, less liens and encumbrances.
• The affidavit is written for personal property and instruments such as stock or debts owed to the decedent.
• When a surviving spouse is the sole beneficiary, Idaho Code 15-3-1205 offers a summary administration petition.
• Larger estates may need a personal representative appointed through probate.
• A probate attorney can confirm which path fits your family and who has authority to sell.

Selling a rental with tenants

Under Idaho Code 55-208, a landlord can end a tenancy at will with written notice of not less than one month.

• A new owner can be liable for refunding security deposits paid before the sale (Idaho Code 6-321).
• Deposits are generally refunded within 21 days after the tenant leaves, or up to 30 days if the lease says so.
• Your lease may have its own terms about a sale, so review it first.
• We make offers on rentals, and we may buy rentals with tenants in place. A landlord-tenant attorney can explain the notices that apply.

Homeowner's exemption and property tax

Idaho's homeowner's exemption covers half the value of an owner-occupied primary home and up to one acre, up to $125,000 (Idaho Code 63-602G).

• You apply through your county assessor, who decides whether you qualify, per the Idaho State Tax Commission.
• The exemption lasts until the home's ownership changes or it is no longer your primary residence.
• The statute defines the primary dwelling as the single place where an owner has a true, fixed and permanent home.
• Federal law lets many sellers exclude up to $250,000 of gain, or $500,000 for married couples filing jointly (IRS Topic 701). You generally must have owned and lived in the home 2 of the last 5 years.

Notes for military sellers

The Servicemembers Civil Relief Act (SCRA) adds protections for servicemembers who own a home in Idaho.

• For a mortgage taken out before service, a lender generally needs a court order to foreclose non-judicially. This applies during service and for one year after, per the Department of Justice.
• The SCRA caps interest at 6 percent on qualifying pre-service mortgages during service and for one year after.
• Eligible uniformed services members may suspend the IRS five-year test during qualified official extended duty, for up to 10 years.
• A military legal assistance office or an attorney can review your situation.

Tell us about the house

Property type, condition, timeline and address. It takes about two minutes.

Talk with us

We call to learn about the property and your plans.

Review your offer

A quick walkthrough confirms the details, then you review a written offer on your own time.

Close on your date

You choose the closing date. The title or escrow company handles the paperwork and the funds.