| State | Income Tax | SS Taxed? | Retirement Deduction | Effective Rate — Most Retirees |
|---|---|---|---|---|
| Idaho | 5.8% flat | No | $95,870 married (65+) | $0 for most retirees |
| California | 1–13.3% graduated | No | None for retirement income | High — $100K income = ~$4,500–$6,000/yr |
| Nevada | None | No | N/A | $0 |
| Oregon | Up to 9.9% | No | $6,250 per person (65+) | Meaningful — $100K income = ~$5,500–$7,000/yr |
| Washington | None | No | N/A | $0 |
For couples drawing under $95,870 in qualifying retirement income, Idaho and Nevada and Washington are functionally identical on income tax. Zero. The difference appears at higher income draws — at $150,000 in IRA income, the Idaho tax is approximately $3,140 ($150K — $95,870 = $54,130 × 5.8%).
| State | Effective Rate | Annual Tax — $550K Home | Long-Term Protection |
|---|---|---|---|
| Idaho (Ada County) | ~0.76% after homestead | ~$3,230 | Homestead exemption — automatic renewal |
| California | ~0.75% + Mello-Roos | ~$4,125–$8,000+ (Mello-Roos varies) | Prop 13 — 2%/yr cap on assessed value growth |
| Nevada | ~0.48–0.65% | ~$2,640–$3,575 | Abatement caps — varies by county |
| Oregon | ~0.91% | ~$5,005 | Measure 5 — limits on per-$1,000 value |
| Washington | ~0.84% | ~$4,620 | Senior exemption programs available |
The income tax and property tax comparisons matter. The equity conversion math for California buyers is transformational.
This is not a theoretical number. It is the actual financial outcome for a Bay Area buyer who makes this move — selling a $1.1M home, buying a $575K Meridian community, and living in Idaho for 20 years. The $750,000–$780,000 represents banked equity plus tax savings. It does not include investment returns on the $465,000 equity that was freed up at closing.
Tell us your current state, home value, and retirement income — we will build the full 20-year comparison for your situation.
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