Boise, ID 83716 Real Estate Market Report

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

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Executive Overview

The median sold price in Boise, ID (ZIP: 83716) stands at $749,950, reflecting a market that has decreased 8% since 2022. This decline suggests a shift in buyer sentiment and market dynamics, as the area transitions from previous volatility to a more stable environment. The median listing price of $862,000 indicates a significant gap between seller expectations and actual transaction values, which may create pricing friction for potential buyers.

Current market conditions reveal elevated inventory levels, contributing to a slower sales pace with a median days on market of 243 days. This extended duration indicates a cooling market, where buyers may have more negotiating power compared to previous periods. The overall market temperature is neutral, suggesting a balance between supply and demand, yet the excess supply relative to sales activity may provide opportunities for buyers seeking favorable terms.

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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 the Boise market around 5.92% are slightly lower than the average 6.17% seen for 2026 originations, presenting a minor cost advantage for recent borrowers.

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 $749,950 indicates a market that has decreased 8% since 2022, reflecting changing buyer dynamics.

2. With a median listing price of $862,000, there is a notable gap between asking prices and sold prices, suggesting potential pricing friction in negotiations.

3. The median days on market of 243 days points to a slower sales velocity, indicating that properties are taking longer to sell compared to previous periods.

4. Elevated inventory levels suggest excess supply relative to sales activity, which may provide buyers with more options and leverage in negotiations.

5. The median market rent is $2,330, showing a slight upward trend in rental prices, despite increasing vacancy rates.

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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.