Boise, ID 83716 Real Estate Market Report

ZIP Code: 83716
Report Date: February 2026
Market Temperature: HOT
Scope: Single-Family Residential (SFR) listings and comps only

---

Executive Overview

The median sold price in Boise, ID (ZIP: 83716) stands at $749,950, reflecting a competitive market environment. Despite some recent softening, the neighborhood has increased up since 2023, indicating a resilient demand amidst fluctuating economic conditions. The current market is characterized by elevated inventory levels, with a notable gap between the median listing price of $875,000 and the median sold price, suggesting potential pricing friction as sellers adjust expectations to align with buyer willingness to pay.

Transaction activity shows moderate sales velocity, with properties averaging 232 days on market. This extended timeframe may indicate a slower transaction volume, yet the overall market temperature remains classified as hot, driven by local economic growth and a recent decline in mortgage rates. As buyers return to the market, the interplay of new construction and resale properties may further influence pricing dynamics in the coming months.

---

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

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.

---

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

Understanding Market Temperature

A Hot market indicates strong buyer demand with limited inventory, typically characterized by rising prices, quick sales (low days on market), and inventory levels below historical averages.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Boise, ID, average around 6.25% to 6.62%, which is 0.41% higher than the average origination rate of 5.84% seen in early 2026.

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

---

Key Findings

1. The median sold price of $749,950 indicates a competitive market, despite recent softening in prices.

2. With a median listing price of $875,000, there is significant pricing friction that may affect seller expectations.

3. Properties are spending an average of 232 days on market, suggesting a slower sales velocity and moderate transaction activity.

4. The market temperature is classified as hot, indicating strong buyer interest supported by local economic growth.

5. The median market rent is $2,330, reflecting an upward trend in rental demand alongside property sales.

---

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.