Boise, ID 83709 Real Estate Market Report

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.

Market Metrics

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.

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.

Property Taxes

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.

Market Trends & Context

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

Key Findings

1. The neighborhood's primary market indicator, the median sold price, is 474,000, which should be treated as the most reliable signal of current market value and recent transaction activity; the median listing price at 542,000 creates a noticeable seller–market expectation gap that may indicate pricing friction between ask and realized values.
2. The median days on market is 140, signaling slower sales velocity compared with typical fast-turn markets; combined with elevated inventory relative to sales activity, this suggests slower transaction volume and increased negotiation leverage for buyers in comparable SFR and condo listings.
3. Price momentum is positive: the price year-over-year trend is up, while market temperature is neutral, implying that although values are appreciating, market balance remains even and sellers should manage expectations on time-to-contract and concessions.
4. Rental and financing context favors caution for buy-to-rent strategies: the median market rent is 2,185, but interest rate pressure is elevated—notably, Current 30-year fixed mortgage rates in Boise, ID are approximately 6.75%, which is 0.5% higher than the 6.25% average observed for typical loans in this area earlier in 2026—so carry costs are higher and underwriting must account for tighter cashflow margins.

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.