Boise, ID 83709 Real Estate Market Report

ZIP Code: 83709
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.

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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

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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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.

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Key Findings

1. The primary market indicator, median sold price: 400,000, shows recent transaction-level value and suggests the neighborhood's realized market value is anchored around this point; listing activity should be evaluated against this representative recent sale to assess pricing realism.

2. There is a marked gap between median listing price: 569,000 and median sold price: 400,000, which appears to indicate pricing friction where seller expectations exceed recent transaction outcomes; flat price YoY trend and a elevated interest rate pressure environment may be contributing to slower alignment.

3. The market exhibits slower sales velocity as indicated by median days on market: 123, which, coupled with elevated inventory relative to sales activity, suggests persistent listing time and the need for more aggressive pricing or concessions to accelerate closings; neutral market temperature implies balance rather than a one-sided market.

4. Rents show upward pressure with median market rent: 2,195 and a rent year-over-year trend: up, which may support buy-and-hold strategies, but transaction dynamics remain muted under elevated interest rate pressure, so investors should underwrite using current financing costs and expect longer time-to-sale.

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Notable Properties

The following 6 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.