Idaho Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Idaho transactions, plus a plain-English summary of what Idaho law expects in a residential purchase contract. Free PDF, no signup required.
Idaho Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Idaho Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Idaho residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Seller's Property Condition Disclosure Form
Idaho Property Condition Disclosure Act, Idaho Code §§ 55-2501 to 55-2518 (form content: § 55-2508)
Seller of residential real property (1-4 units) must deliver a completed, signed property condition disclosure form within 10 calendar days of acceptance of the offer; buyer may rescind within 3 business days of receipt based on a specific objection to a disclosed item; exemptions in § 55-2505 (foreclosure, fiduciaries, co-owner/spouse/lineal transfers, never-occupied sellers, etc.).
Applies to: residential 1-4 dwelling units (with statutory exemptions)
Federal lead-based paint disclosure Verbatim language required
42 U.S.C. § 4852d; 40 C.F.R. § 745.113
Pre-1978 housing: verbatim federal Lead Warning Statement plus disclosure/acknowledgment block required in or attached to the contract.
Applies to: pre-1978 residential dwellings
Idaho Closing Practice at a Glance
| Deed convention | Warranty deed (Idaho Code § 55-612 covenants); grant deeds also seen; escrow/title closings |
| Transfer tax | none |
| Customary payer | n-a |
| Attorney closing | Attorney not required for a typical closing. Escrow/title company closing state; attorneys not customary. |
| Witness and notary | Deeds require notary acknowledgment for recording (Idaho Code §§ 55-805, 55-701 et seq.); no witnesses required. |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Idaho attorney before use. Read the full disclaimer.
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