Rent vs buy in Nampa, ID
In Nampa, Idaho, the typical rent is $1,668 /mo and the typical home is $415,281.
Renting comes out ahead by $9k over 7 years
The figures reflect Nampa's typical home value and rent, with 20% down and the current mortgage rate applied. You reach break-even in year 9.
Our opinion is clearly labelled, and the math is shown. These figures are estimates, not quoted prices. Adjust a number and the stamp adjusts with it.
- Renting comes out ahead by
- $9k after 7 years
- Break-even point
- Year 9 when owning catches up
- What owning really costs
- $3,432 a month year 1, against $1,668 rent
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The stamp relies on Nampa's typical home value and rent. Your rent, price and years can change the result.
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Is it cheaper to rent or buy in Nampa?
Across 7 years, renting costs less by $9,198 once you count the money that comes back to you at sale. For the first 8 years, renting is the cheaper option. In year 9, owning catches up.
Rent. Buying. Year by year, here's the net cost so far.
In Nampa: average rent vs mortgage payment
Rent and the mortgage don't tell the whole story, so here are all the monthly costs for year 1 at Nampa's typical price.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $1,668 | All of it, every month |
| Mortgage payment | $2,264 | $1,996 of it is interest in year 1 |
| Property tax | $176 | 0.51% of the value a year |
| Insurance | $66 | Census median for the city |
| Upkeep | $346 | 1% of the value a year |
| Owning, cash out | $2,853 | $268 of it builds equity |
| Lost return on the down payment | $675 | What the cash would earn each year at 8.3% |
| Buying costs, spread out | $173 | 3.5% of the price over 7 years |
| True cost of owning | $3,432 | Money out, less the equity portion, plus the two lines above |
The math behind the Nampa verdict
- Typical home valueZillow ZHVI, September 2026
- $415,281
- Typical rentZillow ZORI, September 2026
- $1,668 /mo
- Down payment20% avoids private mortgage insurance, which the engine does not model
- 20%
- Mortgage rateFreddie Mac Primary Mortgage Market Survey (FRED MORTGAGE30US)
- 7.24%
- Home price growthFHFA house price index, Idaho, 1995 to 2025
- 5.2% a year
- Rent growthCPI rent of primary residence, yearly growth 2006 to 2026
- 3.5% a year
- Return on savings60% S&P 500 with dividends and 40% 10-year Treasuries, rebalanced yearly, 1928 to 2025
- 8.3% a year
- Property taxCensus ACS 2020-2024, Nampa
- 0.51% of value
- Home insuranceCensus ACS 2020-2024, Nampa
- $66 /mo
- MaintenanceFannie Mae, low end of 1% to 4%
- 1% of value a year
- Buying costsFreddie Mac, middle of 2% to 5%
- 3.5% of price
- Selling costsAgent commission plus closing costs
- 6% of price
What would flip the Nampa result?
Every line marks where the 7-year verdict for Nampa flips, and everything else stays as it is.
When renting comes out ahead
- Home prices rise by less than 5.5% each year. We apply 5.2%, Idaho's long-run figure.
- The mortgage rate remains above 6.85%.
- Homes like this rent for under $1,770 a month; the typical figure here is $1,668.
- Your move happens before year 9.
When buying comes out ahead
- Home prices rise by more than 5.5% annually.
- You secure a mortgage rate under 6.85%, while the current rate is 7.24%.
- The same home would cost more than $1,770 each month to rent.
- Staying 9 years or longer.
Nampa compared with the other 812 cities
| Measure | Nampa | Median city |
|---|---|---|
| Typical home value | $415,281 | $422,451 |
| Typical rent | $1,668 /mo | $1,837 /mo |
| Price-to-rent ratio | 20.7 (#301 of 813) | 18.5 |
| Home prices, last 10 years | 9.1% a year | 6.2% a year |
| Rents, last 5 years | 3.6% a year | 4% a year |
| Property tax | 0.51% | 0.87% |
| Households that rent | 30% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
More Idaho cities
- Renting comes out ahead by $25k in Boise City, ID.
- Rent. Meridian, ID. Renting comes out ahead by $18k.
- Toss-up: buying is ahead by $3k in Caldwell, ID.
- Renting comes out ahead by $30k in Idaho Falls, ID.
- Renting comes out ahead by $44k in Pocatello, ID.
- Renting comes out ahead by $61k in Coeur d'Alene, ID.
- Rent. Twin Falls, ID. Renting comes out ahead by $7k.