Boise, ID 83709 Real Estate Market Report

ZIP Code: 83709
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: 83709) reflects a median sold price of $465,000, indicating a stable market environment. The neighborhood has experienced a year-over-year price trend that is up, suggesting a positive trajectory in property values despite elevated interest rate pressure. This increase in sold prices is significant as it highlights the actual transaction values, which are more indicative of market health than listing prices alone.

Market activity shows signs of elevated inventory levels, with a notable median days on market of 142 days. This extended time frame may indicate slower sales velocity, suggesting that while prices are appreciating, the market is not moving as quickly as it could. The median listing price stands at $549,000, which creates a pricing gap relative to the sold price, potentially reflecting seller expectations that may not align with buyer willingness in the current economic climate.

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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

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.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Boise, ID average around 6.62% compared to recent 2026 originations which averaged 6.01% for property owners in this market.

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 $465,000 indicates a stable market, with recent transactions reflecting actual buyer activity.

2. With a median days on market of 142, the market is experiencing slower sales velocity, suggesting potential pricing friction.

3. The median listing price of $549,000 shows a significant gap compared to the sold price, indicating potential seller optimism amidst a balanced market.

4. Elevated interest rate pressure remains a concern, impacting buyer affordability and overall market dynamics.

5. The median market rent of $2,190 is up, reflecting strong rental demand which may influence future buying decisions.

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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.