Idaho Section 538 income limits for FY2026
A Section 538 tenant can earn up to 115% of area median income at move-in. In Idaho that limit for a family of four runs from $78,650 in Clark County, ID to $143,250 in Teton County, ID. Limits took effect July 13, 2026.
| Area | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Boise City, ID metro area | 89,100 | 101,850 | 114,550 | 127,300 | 137,500 | 147,650 | 157,850 | 168,050 |
| Gem County, ID part of the Boise City, ID metro area | 65,450 | 74,800 | 84,150 | 93,500 | 101,000 | 108,450 | 115,950 | 123,400 |
| Coeur d'Alene, ID metro area | 86,350 | 98,650 | 111,000 | 123,350 | 133,200 | 143,100 | 152,950 | 162,850 |
| Butte County, ID part of the Idaho Falls, ID metro area | 58,450 | 66,750 | 75,100 | 83,450 | 90,100 | 96,850 | 103,500 | 110,200 |
| Idaho Falls, ID metro area | 81,400 | 93,000 | 104,650 | 116,250 | 125,550 | 134,850 | 144,150 | 153,450 |
| Lewiston, ID-WA metro area | 79,050 | 90,350 | 101,650 | 112,950 | 121,950 | 131,050 | 140,050 | 149,100 |
| Logan, UT-ID metro area | 81,450 | 93,150 | 104,800 | 116,400 | 125,750 | 135,050 | 144,400 | 153,650 |
| Pocatello, ID metro area | 81,150 | 92,700 | 104,300 | 115,900 | 125,150 | 134,450 | 143,700 | 153,000 |
| Jerome County, ID part of the Twin Falls, ID metro area | 64,450 | 73,700 | 82,900 | 92,100 | 99,450 | 106,850 | 114,200 | 121,550 |
| Twin Falls County, ID part of the Twin Falls, ID metro area | 75,050 | 85,800 | 96,500 | 107,250 | 115,800 | 124,400 | 132,950 | 141,550 |
| Adams County, ID | 65,700 | 75,100 | 84,450 | 93,850 | 101,350 | 108,850 | 116,350 | 123,900 |
| Bear Lake County, ID | 75,500 | 86,300 | 97,050 | 107,850 | 116,500 | 125,100 | 133,750 | 142,350 |
| Benewah County, ID | 63,400 | 72,450 | 81,500 | 90,550 | 97,800 | 105,100 | 112,300 | 119,550 |
| Bingham County, ID | 76,550 | 87,500 | 98,400 | 109,350 | 118,100 | 126,850 | 135,600 | 144,350 |
| Blaine County, ID | 87,350 | 99,850 | 112,300 | 124,800 | 134,800 | 144,750 | 154,750 | 164,750 |
| Bonner County, ID | 67,850 | 77,550 | 87,250 | 96,950 | 104,700 | 112,450 | 120,200 | 127,950 |
| Boundary County, ID | 64,350 | 73,500 | 82,700 | 91,900 | 99,250 | 106,600 | 113,950 | 121,300 |
| Camas County, ID | 72,200 | 82,500 | 92,850 | 103,150 | 111,400 | 119,650 | 127,900 | 136,150 |
| Caribou County, ID | 69,700 | 79,700 | 89,650 | 99,600 | 107,550 | 115,550 | 123,500 | 131,450 |
| Cassia County, ID | 68,900 | 78,750 | 88,600 | 98,450 | 106,350 | 114,200 | 122,100 | 129,950 |
| Clark County, ID | 55,050 | 62,900 | 70,800 | 78,650 | 84,950 | 91,250 | 97,550 | 103,800 |
| Clearwater County, ID | 70,900 | 81,050 | 91,150 | 101,300 | 109,400 | 117,500 | 125,600 | 133,700 |
| Custer County, ID | 67,000 | 76,550 | 86,150 | 95,700 | 103,350 | 111,000 | 118,650 | 126,300 |
| Elmore County, ID | 68,350 | 78,150 | 87,850 | 97,650 | 105,450 | 113,300 | 121,100 | 128,900 |
| Fremont County, ID | 69,500 | 79,400 | 89,350 | 99,250 | 107,200 | 115,150 | 123,050 | 131,000 |
| Gooding County, ID | 65,850 | 75,250 | 84,650 | 94,050 | 101,550 | 109,100 | 116,600 | 124,150 |
| Idaho County, ID | 68,100 | 77,900 | 87,650 | 97,400 | 105,200 | 113,000 | 120,750 | 128,550 |
| Latah County, ID | 76,950 | 87,950 | 98,950 | 109,950 | 118,750 | 127,550 | 136,350 | 145,150 |
| Lemhi County, ID | 63,650 | 72,750 | 81,850 | 90,950 | 98,250 | 105,500 | 112,800 | 120,050 |
| Lewis County, ID | 55,550 | 63,500 | 71,400 | 79,350 | 85,700 | 92,050 | 98,400 | 104,750 |
| Lincoln County, ID | 67,150 | 76,700 | 86,300 | 95,900 | 103,550 | 111,250 | 118,900 | 126,600 |
| Madison County, ID | 55,950 | 63,950 | 71,950 | 79,950 | 86,350 | 92,750 | 99,150 | 105,550 |
| Minidoka County, ID | 70,100 | 80,100 | 90,150 | 100,150 | 108,150 | 116,150 | 124,200 | 132,200 |
| Oneida County, ID | 76,500 | 87,400 | 98,350 | 109,250 | 118,000 | 126,750 | 135,450 | 144,200 |
| Payette County, ID | 65,700 | 75,100 | 84,450 | 93,850 | 101,350 | 108,850 | 116,350 | 123,900 |
| Power County, ID | 61,000 | 69,700 | 78,450 | 87,150 | 94,100 | 101,100 | 108,050 | 115,050 |
| Shoshone County, ID | 58,200 | 66,500 | 74,850 | 83,150 | 89,800 | 96,450 | 103,100 | 109,750 |
| Teton County, ID | 100,250 | 114,600 | 128,950 | 143,250 | 154,750 | 166,200 | 177,750 | 189,100 |
| Valley County, ID | 86,300 | 98,650 | 110,950 | 123,300 | 133,150 | 143,050 | 152,900 | 162,750 |
| Washington County, ID | 57,150 | 65,300 | 73,500 | 81,650 | 88,200 | 94,700 | 101,250 | 107,800 |
From income limit to rent cap
Two rent rules apply under 7 CFR 3565.203. Each unit's rent, counting tenant-paid utilities, can't exceed 30% of 115% of area median income adjusted for family size, which is 30% of the figure in the table for the household size you assume, divided by 12. And across the whole project, the average rent can't exceed 30% of 100% of area median income each year.
Worked example for Boise City, ID: the four-person limit is $127,300, so the per-unit cap for a unit sized for four people is $3,182 a month including utilities. The project-average cap uses 100% of median instead of 115%, roughly $2,767 a month at the four-person size. Which household size applies to each bedroom count is set in USDA's program handbook; confirm it with your lender.
Income is tested only at move-in. A tenant whose income later rises above the limit can stay (7 CFR 3565.202(a)). Want to see what those rents support in debt? Run them through the 538 loan sizer.
All 40 Idaho areas and every other state in one file: 538 income limits download.