Boise, ID 83702 Real Estate Market Report

ZIP Code: 83702
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

As of February 2026, the real estate market in Boise, ID (ZIP: 83702) shows a median sold price of $850,000, reflecting a stable market environment. The neighborhood has decreased 8% since 2022, indicating a slight softening in property values over the past year. Despite this decline, the median listing price stands at $899,900, suggesting a pricing gap that may create friction between seller expectations and actual market conditions.

The market is characterized by elevated inventory levels, with a median days on market of 260, indicating slower sales velocity. This extended timeframe may suggest a need for sellers to adjust their pricing strategies to align more closely with buyer expectations. The overall market temperature is neutral, reflecting a balance between supply and demand, although the presence of excess supply relative to sales activity could lead to further price adjustments in the near term.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Boise, ID around 5.92% are lower than the 6.62% average seen in early February 2026, presenting a cost opportunity for property owners.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The median sold price of $850,000 indicates a slight softening in property values, having decreased 8% since 2022.

2. With a median listing price of $899,900, there exists a notable pricing gap that may create friction between seller expectations and market realities.

3. The median days on market of 260 suggests a slower sales velocity, indicating that properties may take longer to sell in the current market environment.

4. The market temperature is neutral, suggesting a balanced state between supply and demand, but with indications of elevated inventory levels.

5. The median market rent of $2,159 is on the rise, reflecting a growing demand for rental properties in the area.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.