Idaho landlord guide — Payette (county seat, birthplace of Harmon Killebrew), Fruitland (“Big Apple of Idaho”), Ontario metro, Idaho’s smallest county by area & Idaho Code §§ 6-301 et seq.
🏛️ County Seat: Payette (~9,031) 👥 Population: ~25,386 (2020); ~28,418 (2026 est.); growing 🌎 Area: 410 sq mi — Idaho’s smallest county by area
Payette County is Idaho’s smallest county by land area — just 410 square miles in the southwestern corner of the state along the Oregon border. Created in 1917 as a partition from Canyon County, it was named for the Payette River, which in turn commemorates François Payette, a French-Canadian fur trapper who was among the first Europeans to explore the area in 1818 and later served as head of the Fort Boise trading post for the Hudson’s Bay Company from 1835 to 1844. The county contains only three incorporated cities — Payette (county seat), Fruitland, and New Plymouth — situated between the Snake River on the west and the Payette River and I-84 corridor to the south and east. The county is part of the Ontario, Oregon–Idaho Micropolitan Statistical Area, reflecting its economic integration with the larger Oregon border community of Ontario just across the Snake River.
Despite its small footprint, Payette County has been one of Idaho’s consistently growing rural counties, with population increasing from 22,640 in 2010 to 25,386 in 2020 and projected to reach 28,418 by 2026. The county’s economy is anchored in Snake River Plain agriculture — Fruitland’s apple orchards gave the town its name and its slogan “The Big Apple of Idaho,” and the region produces corn, vegetables, dairy, and cattle alongside fruit. Payette, the county seat, has a manufacturing sector and strong retail presence serving the bi-state Ontario metro area. The poverty rate of approximately 9% is notably low for a rural Idaho agricultural county, reflecting the economic stability provided by manufacturing employment and cross-border commerce. Payette is also celebrated as the birthplace of Harmon Killebrew, the Baseball Hall of Fame slugger who hit 573 career home runs.
All landlord-tenant matters in Payette County are governed by Idaho Code §§ 6-301 et seq. (evictions), §§ 6-320 and 6-321 (security deposits), and §§ 55-208 and 55-307 (tenancy and notice). Eviction actions are filed as Unlawful Detainer proceedings at the Payette County District Court (Third Judicial District), 1130 3rd Avenue North, Suite 104, Payette, ID 83661, (208) 642-6000. Idaho prohibits rent control statewide.
Payette (~9,031), Fruitland (~6,500+ est.; “The Big Apple of Idaho”), New Plymouth (~1,600)
Area
410 sq mi — Idaho’s smallest county by area; I-84 and US-95 corridors; Snake River border with Oregon
Median HH Income
~$65,723 (county); Payette city ~$55,208; growing incomes
Poverty Rate
~9.02% — notably low for rural Idaho agricultural county
Metro
Ontario, OR–ID Micropolitan Statistical Area; Ontario 5 miles west (Treasure Valley Community College); 60 mi to Boise; 39 mi to Nampa (College of Western Idaho)
Harmon Killebrew (1936–2011) — Baseball Hall of Fame 3B/1B; 573 career HR (5th all-time when inducted); Minnesota Twins great; born in Payette
Rent Control
Prohibited statewide (Idaho Code § 55-304)
Landlord Rating
6/10 — Steady growth; low poverty; Ontario metro access; agricultural and manufacturing stability; affordable vs. Treasure Valley; no local ordinances
⚖️ Eviction At-a-Glance
Nonpayment Notice
3-Day Notice to Pay or Vacate
Lease Violation
3-Day Notice to Perform or Quit
No-Cause (Month-to-Month)
30-Day Written Notice
Court
Payette County District Court — Magistrate Division (3rd Judicial District)
Courthouse Address
1130 3rd Ave N, Suite 104, Payette, ID 83661
Court Phone
Main: (208) 642-6000 — General: (208) 642-6011
Court Hours
Mon–Fri 8:00 a.m.–5:00 p.m.
Process Name
Unlawful Detainer
Post-Judgment
Writ of Possession; tenant has 72 hrs to vacate
Security Deposit
No cap; return within 21 days; 3× penalty for wrongful withholding
Avg Timeline
3–5 weeks typical
Payette County Local Ordinances & Landlord Rules
Idaho state law governs landlord-tenant matters throughout Payette County — no supplemental local ordinances
Category
Details
No Local Ordinances
Neither Payette County nor any of its three incorporated cities — Payette, Fruitland, or New Plymouth — has enacted local landlord-tenant ordinances supplementing Idaho state law. No rental registration, no source-of-income protections, no supplemental notice requirements. Idaho Code §§ 6-301 et seq. applies exclusively throughout the county.
Rent Control
Idaho Code § 55-304 prohibits rent control statewide. No jurisdiction in Payette County may enact rent stabilization. Month-to-month rent increases require 30 days’ prior written notice before the rent due date.
Security Deposit
No statutory cap under Idaho law. Idaho Code § 6-321 requires return of the deposit or itemized written deductions within 21 days of tenancy end (up to 30 if lease specifies). Failure to comply forfeits the right to withhold and exposes the landlord to 3× damages plus attorney fees. Move-in and move-out condition documentation is essential.
The Ontario Metro Connection
Payette County’s classification within the Ontario, Oregon–Idaho Micropolitan Statistical Area reflects its deep economic integration with Ontario, Oregon, which lies approximately 5 miles to the west across the Snake River. Ontario is larger than Payette — approximately 11,000 residents — and serves as the commercial hub for the bi-state region, hosting Treasure Valley Community College (enrollment ~2,055), a regional hospital, and a significant retail and service sector. Many Payette County residents work in Ontario, and conversely, some Ontario-area workers rent in Payette for lower housing costs. This bi-state economic relationship gives the Payette rental market broader demand than a purely Idaho-centric analysis would suggest.
Fruitland: “The Big Apple of Idaho”
Fruitland, Payette County’s second city, was named for the apple orchards that surrounded the community at its founding and carries the slogan “The Big Apple of Idaho.” While large-scale commercial apple production has evolved over the decades, the community retains an agricultural identity and has grown steadily as a bedroom community for both Ontario, Oregon and the Treasure Valley proper. Fruitland is served by its own school district and has a distinct residential character from Payette. The I-84 freeway passes near Fruitland, making it convenient for commuters traveling to Canyon County and beyond.
Manufacturing Sector
Payette has a more developed manufacturing employment base than many Idaho agricultural communities of comparable size, providing year-round industrial employment that supplements seasonal agricultural labor. Manufacturing workers — who typically have consistent paychecks and verifiable employment history — represent a strong tenant segment in the Payette rental market. The combination of manufacturing, agriculture, and Oregon border commerce produces a more economically diverse tenant pool than pure agricultural counties.
Idaho Code §§ 6-301 et seq. — statutes, notice requirements, and landlord rights that apply in Payette County
⚡ Quick Overview
3
Days Notice (Nonpayment)
3
Days Notice (Violation)
15-30
Avg Total Days
$166
Filing Fee (Approx)
💰 Nonpayment of Rent
Notice Type3-Day Notice to Pay or Quit
Notice Period3 days
Tenant Can Cure?Yes
Days to Hearing5-12 days
Days to Writ3-5 days
Total Estimated Timeline15-30 days
Total Estimated Cost$200-$500
⚠️ Watch Out
Idaho is very landlord-friendly with fast timelines. 3-day notice is one of the shortest in the nation. No state-mandated cure period beyond the notice.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Magistrate Court. Pay the filing fee (~$166).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Idaho eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Idaho attorney or local legal aid organization.
🔍 Reduce Your Risk Before Signing a Lease:
Idaho landlords who screen tenants carefully before signing a lease significantly
reduce their risk of ending up in eviction court. Understanding
tenant screening in Idaho —
including background checks, credit history, income verification, and rental references — is one of the most
cost-effective steps you can take to protect your rental property. Before you ever need Idaho's
eviction process, proper tenant screening can help
you identify red flags early and avoid problem tenancies altogether.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
~28,418 residents (2026 est.); growing ~1.35%/yr. Payette (county seat, ~9,031; birthplace of Harmon Killebrew, Baseball HOF). Fruitland (~6,500; “The Big Apple of Idaho”; I-84 access). New Plymouth (~1,600). Idaho’s smallest county by area (410 sq mi). Ontario OR–ID Micropolitan Statistical Area (5 mi to Ontario, OR). 60 mi to Boise; 39 mi to Nampa. Agriculture (apples, corn, vegetables, dairy, cattle). Manufacturing sector. Poverty ~9% (low). Median HH income ~$65,723. No local ordinances. 3-day nonpayment notice. No deposit cap; 21-day return. No rent control. 3rd JD, 1130 3rd Ave N Suite 104, Payette, (208) 642-6000.
Payette County
Screen Before You Sign
Best profiles: Payette manufacturing workers (verify employer letter and pay stubs; year-round stable employment); Ontario, OR employees (hospital, TVCC, retail, government) who live in Payette for lower housing costs; Payette/Fruitland school district teachers and staff; Payette County government employees; year-round farm managers. For seasonal agricultural workers (harvest): fixed-term leases aligned to season; employer letters; 3x income-to-rent during active employment. Fair housing applies equally — apply criteria consistently. Run Idaho court records. Median gross rent ~$923/month is very affordable — unit quality matters for attracting stable long-term tenants.
The Killer’s Home County: Landlording in Payette County, Idaho
Payette County is Idaho’s smallest by area — 410 square miles wedged between the Snake River and the Oregon border in the state’s southwestern corner — but it has produced at least one figure of national significance. Harmon Killebrew was born in Payette on June 29, 1936, and grew up playing baseball in the fields and vacant lots of his small hometown. He signed with the Washington Senators as a teenager and went on to become one of the most feared power hitters in major league history, hitting 573 career home runs while playing for the Senators and Minnesota Twins and earning induction into the Baseball Hall of Fame in 1984. The U.S. Postal Service commemorated Killebrew on a stamp in 2022, and a Miracle Field — an accessible baseball diamond for players with disabilities — was built in Payette in his honor. Idaho Code §§ 6-301 et seq. governs all residential tenancies throughout the county today.
The Ontario Metro and Idaho’s Smallest County
Payette’s position at the mouth of the Payette River, where it flows into the Snake River at the Oregon border, has always made it part of a bi-state economic community. Ontario, Oregon — just 5 miles west across the Snake River — is the larger city and the commercial center of the Ontario, OR–ID Micropolitan Statistical Area. Ontario hosts Treasure Valley Community College, a regional hospital, and substantial retail and employment that draws Payette County residents across the state line daily. This integration gives Payette County a broader economic base than its Idaho-only employment numbers would suggest. Workers employed in Ontario routinely rent in Payette for lower housing costs, creating cross-state rental demand that benefits Payette landlords.
The county was created in 1917 as a partition from Canyon County, making it one of the last Idaho counties to be established. Despite being the state’s smallest by area, it has grown consistently. The 25% population increase between 2010 and 2020 — from 22,640 to 25,386 — reflects both agricultural workforce growth and in-migration from the broader Treasure Valley region. The projected 2026 population of 28,418 suggests this momentum is continuing.
Fruitland: The Big Apple of Idaho
Fruitland takes its name and its civic identity from the apple orchards that dominated the landscape at the community’s founding. The Snake River Plain’s climate — warm summers, cold winters, well-drained soils — proved well-suited to apple production, and Fruitland grew up serving the fruit-growing community. Today Fruitland’s agricultural base has diversified beyond apples to include corn, vegetables, and livestock, but the “Big Apple of Idaho” identity remains a point of local pride. The city has grown substantially as a bedroom community for the Ontario and Nampa corridors, with I-84 making it accessible for commuters to Canyon County and beyond. Fruitland’s housing stock includes a mix of older agricultural-era homes and newer residential development that has absorbed much of the county’s growth.
Filing Evictions in Payette
The Payette County District Court is located at 1130 3rd Avenue North, Suite 104, in Payette. Main: (208) 642-6000; General: (208) 642-6011. Hours are Monday through Friday, 8:00 a.m. to 5:00 p.m. Idaho’s 3-day notice period for nonpayment of rent and Unlawful Detainer process apply uniformly throughout the county. The county’s comparably low median gross rent (~$923/month in Payette) reflects affordability that attracts Ontario metro commuters — and also means that each month of vacancy represents a modest but real carrying cost that landlords should minimize through prompt notice service and court filing when tenants default.
Payette County landlord-tenant matters governed by Idaho Code §§ 6-301 et seq. (evictions), §§ 6-320 and 6-321 (security deposits), and §§ 55-208 and 55-307 (tenancy and notice). Nonpayment: 3-day pay or vacate. Lease violation: 3-day perform or quit. No-cause termination (month-to-month): 30-day written notice. Security deposit: no cap; return within 21 days (up to 30 if lease specifies); 3x penalty for improper handling. No rent control (Idaho Code § 55-304). No local landlord-tenant ordinances. Eviction: Unlawful Detainer at Payette County District Court (3rd Judicial District), 1130 3rd Ave N, Suite 104, Payette, ID 83661; Main (208) 642-6000; General (208) 642-6011; Mon–Fri 8am–5pm. 72-hour post-judgment vacate; Writ of Possession if tenant remains. Consult a licensed Idaho attorney before taking legal action. Last updated: May 2026.
Disclaimer: This page provides general information about landlord-tenant law in Payette County, Idaho and is not legal advice. Laws change frequently. Always verify current requirements with a licensed Idaho attorney before taking legal action. Last updated: May 2026.
