We Buy Houses for Cash in Idaho

Idaho puts most of its seller rules on short, specific countdowns. A disclosure form is due within 10 days of an accepted offer, and the buyer then has three business days to walk away. A homeowner in default can reinstate the loan for 115 days after the notice of default is recorded, and a lender that wants a deficiency after a trustee sale has only three months to ask a court for one. Water rights come with their own 120-day reporting rule. Swifty Home Buyers makes cash offers on Idaho homes as they stand, from Boise-area subdivisions and Coeur d'Alene lake houses to ranch parcels with irrigation, without agent commissions or repair lists, and closes on the date you pick. Here is how those Idaho pieces fit together.

We buy houses in all 50 states. This guide covers the rules that matter in Idaho.

In the sources we reviewed we did not find a state or county real estate transfer tax in Idaho, but we have not confirmed that no local charge applies. Your title company or an Idaho attorney can confirm the recording fees and any transfer-related charges for your county, and it is worth having them review your deed and any association papers for a fee payable on resale. Compared with a commission-based listing, our purchase has no agent fee, and we lay out every cost in writing before you commit.

Idaho homes are usually secured by a deed of trust, which a trustee sells outside of court under Chapter 15 of Title 45. Under Idaho Code 45-1506, notice of the sale must be given at least 120 days before the day fixed for it, mailed by registered or certified mail with return receipt requested, and published once a week for four successive weeks in a newspaper in each county where the property sits, with the last publication at least 30 days before the sale. The sale is held at a place in the county between 9:00 a.m. and 4:00 p.m. The grantor or a successor can reinstate the loan by paying all amounts due within 115 days of the recording of the notice of default. There is no right to get the home back after the sale: Section 45-1508 says the sale terminates the interests of everyone who was given notice and that those persons have no right to redeem the property from the purchaser. A lender can still pursue a deficiency, but under 45-1512 only by a money-judgment action within three months of the sale, in which the court must find the fair market value of the property at the time of sale, and the court may not render judgment for more than the amount by which the debt exceeds that value. Idaho Housing and Finance Association offers free foreclosure prevention counseling at 855.505.4700, and says it can help with loan modifications, repayment plans, short sales and deed-in-lieu options. If the house sells privately first, the payoff is deducted from the price and the balance is yours.

• Sell as-is
• Inherited house
• Foreclosure
• Tenants or rental property

Ada County and the Treasure Valley

Ada County includes Boise, Meridian and Eagle. Your title company will usually handle the county recording and confirm the fees for your closing. If your Boise-area home comes with a water right, remember the 120-day ownership notice to the Department of Water Resources. For homeowners facing a trustee sale, the statute requires at least 120 days of notice before a sale held in the county between 9:00 a.m. and 4:00 p.m., which leaves time to compare a private cash sale.