Updated · Mike Certo, NMLS #260555
Idaho Mortgage Programs
Cornerstone First Mortgage originates Idaho mortgages through Mike Certo and his team of seasoned Idaho loan officers, from Boise and Meridian to Idaho Falls and Coeur d'Alene. Below is the full menu of programs we run for Idaho buyers, each explained briefly with the key facts. For program-specific eligibility, income limits, FICO requirements, or to talk through your scenario, request more information below or call (480) 296-6513.
Idaho Down Payment Assistance
For Idaho buyers in Boise, Nampa, and Coeur d'Alene, Cornerstone originates both Idaho Housing's Finally Home! assistance and the major national DPA programs. Below is the quick map; for full eligibility and stacking rules, request more information.
National DPA programs (available for Idaho buyers)
- Chenoa Fund: FHA-paired DPA we run for Idaho buyers, with both repayable and forgivable structures depending on income and credit profile.
- Arrive Home: national DPA for low-to-moderate income Idaho buyers, including an ITIN borrower path common in Canyon County.
- Essex Mortgage / NHF: multi-tier DPA pairing for FHA, VA, USDA-RD, and conventional buyers across Idaho.
One DPA program per Idaho transaction, whether Idaho Housing or national. Specific eligibility varies; confirm during the consult.
Buy Before You Sell (BBYS)
Bridge financing for the move-up Idaho buyer in Meridian, Eagle, or Coeur d'Alene who needs to buy the next home before the current one sells. It removes the contingency from the offer; Ada County listing agents call this the deal-saver. Cornerstone's BBYS program lets the buyer write a clean offer, and we underwrite the bridge on equity in the existing home plus the new purchase.
- Common scenario: Contract Contingent on Buyer Sale (CCBS) deals in a tight Treasure Valley market where the seller won't take a contingent offer; BBYS removes the contingency.
- Process: We underwrite the bridge alongside the new Idaho purchase mortgage and close concurrently or near-concurrently.
- Audience: Move-up buyers from Boise to Idaho Falls, plus listing agents who want their CCBS deal to actually close.
Self-Employed Loans
Tax returns underrepresent self-employed income because of legal deductions, and standard underwriting punishes that. We run the alternative paths for Idaho's contractors, farmers, and Coeur d'Alene business owners: bank-statement loans (12 or 24 months), 1099 loans, and asset-qualifier loans that qualify on liquid assets without showing income.
- Bank statement loans: Qualify on 12 or 24 months of business deposits with expense-factor adjustments, not deposit gross, common for Boise trade and gig income.
- 1099 loans: For Idaho contractors, gig workers, real estate agents, and other 1099-only earners, qualified on documented 1099 income.
- Asset-qualifier loans: Qualify on liquid assets (cash, brokerage, retirement) divided over an asset-utilization period, a frequent Sun Valley retiree path.
Jumbo & Medical Professionals
Loan amounts above conforming limits, full doc, alt doc, super jumbo (above $2M), plus the standout Medical Professionals program. Up to 100% LTV with NO PMI for physicians, dentists, and a specific list of credentialed medical roles. Idaho has growing jumbo markets in Boise / Treasure Valley and Coeur d'Alene area, and Medical Professionals is a frequent Idaho path for doctors at St. Luke's, Saint Alphonsus, and Kootenai Health.
- Medical Professionals eligible: MD, DO, DDS, DMD, DPM, DVM, PharmD, Ophthalmology MD/DO, Psychiatry MD/DO, CRNA with DNAP/DNP.
- Up to 100% LTV at $1.5M with FICO 680; 100% at $2M with FICO 720; 95% at $2M with FICO 680.
- Student loan exclusion: Deferred and IBR student loans excluded from DTI for residents and fellows on resident/fellow income.
Investor & DSCR Loans
For real estate investors buying Boise, Coeur d'Alene, and McCall rental property. DSCR loans qualify on the property's rental income, not your personal income. We finance below a 1.0 DSCR ratio. Short-term-rental products are available for Idaho's Airbnb and VRBO markets around Sandpoint and McCall.
- DSCR loans: Qualify on the rental income vs the property's debt service, not personal income.
- Below 1.0 DSCR: We finance below-1.0 DSCR scenarios, request more information for your specific deal.
- Short-term rental specific: Airbnb / VRBO-targeted DSCR products with experienced underwriting for Idaho STR income in resort towns like McCall and Sandpoint.
First-Time Home Buyer Loans
FHA, USDA, conventional with low down payment. Designed for the Idaho buyer with real-life income and credit, not a perfect-paper applicant. Our Idaho first-time home buyer guide walks through the four loan paths, 2026 county loan limits, and the homeowner's exemption you have to file yourself.
- FHA: 3.5% down, 580+ FICO published (620+ practical overlay), with Idaho county caps from $541,287 up to $759,000 near Sun Valley.
- USDA: Zero down across the roughly 98% of Idaho's land area that qualifies, including much of Star, Kuna, and Middleton.
- Conventional 97: 3% down, 620+ FICO, up to Idaho's $832,750 conforming limit.
Find the program that fits
Call (480) 296-6513 for a free consult, or send your scenario through the form below. Mike and his team review every Idaho scenario and respond shortly, no commitment, no salesy follow-up, just an honest read on what’s possible.