Boise, ID 83712 Real Estate Market Report

ZIP Code: 83712
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 (ZIP: 83712) market reflects a median sold price of $944,900, indicating a stable market despite a slight year-over-year price dip. The neighborhood has decreased 8% since 2022, which may suggest a shift in buyer sentiment or market dynamics. The median listing price stands at $1,274,000, revealing a notable gap between seller expectations and actual transaction values, potentially leading to pricing friction in negotiations.

Market activity shows median days on market at 263, indicating slower sales velocity and a relatively constrained active supply. The current market temperature is classified as neutral, suggesting balanced conditions between buyers and sellers. Elevated inventory levels relative to sales activity may indicate a need for sellers to adjust expectations to align with current market realities, particularly as moderate interest rates encourage more buyers to re-enter the market.

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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 6.01% to 6.28%, which is slightly lower than the average 2026 origination rates that ranged from 6.375% to 6.65%.

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 $944,900 reflects a market that is adjusting, having decreased 8% since 2022, indicating potential softening in buyer demand.

2. With a median listing price of $1,274,000, there exists a significant gap between asking prices and sold prices, which could lead to pricing friction in negotiations.

3. The median days on market is 263, suggesting a slower sales velocity and elevated inventory levels relative to sales activity.

4. The median market rent is $2,180, which has shown an upward trend, indicating a growing demand for rental properties in the area.

5. Current interest rate pressure is classified as moderate, which may influence buyer behavior and overall market dynamics.

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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.