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 Boise, ID market is characterized by a median sold price of $464,000, reflecting a stable environment for home transactions. The market has shown signs of resilience, with a median listing price of $550,000, indicating a notable gap between seller expectations and actual sale prices. This discrepancy may suggest pricing friction as sellers adjust to current market realities. The neighborhood has experienced a year-over-year trend in prices that is up, indicating a gradual recovery from previous volatility, although the market temperature remains neutral.

Transaction activity is marked by 147 days on market, which points to slower sales velocity and a potential need for sellers to recalibrate their pricing strategies. Elevated inventory levels appear to be influencing market dynamics, with excess supply relative to sales activity. This may create opportunities for buyers, particularly as interest rates stabilize around 6.00%, slightly above recent averages, which could be impacting buyer sentiment and activity.

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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, around 6.00% are slightly higher than recent averages seen in February 2026 near 5.60%, indicating property owners locked in a more favorable rate recently.

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 $464,000 indicates a stable market despite elevated inventory levels.

2. With a median listing price of $550,000, there is a significant gap suggesting pricing friction as sellers adjust to market conditions.

3. The median days on market of 147 reflects a slower sales velocity, indicating that properties are taking longer to sell.

4. The market temperature is neutral, suggesting a balanced environment with neither buyers nor sellers having a distinct advantage.

5. Year-over-year trends show that rents are up, which may support continued interest in the rental market amidst fluctuating sale prices.

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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.