Boise, ID 83716 Real Estate Market Report

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

---

Executive Overview

As of March 2026, the Boise, ID (ZIP: 83716) market is characterized by a median sold price of $564,000, indicating a stable pricing environment despite a down trend in prices year-over-year. The median listing price stands at $889,900, suggesting a notable gap between seller expectations and actual market transactions, which may indicate pricing friction. The market is experiencing moderate transaction volume, with 457 days as the median days on market, reflecting a slower sales velocity and a potential adjustment period for sellers to align with current buyer sentiment.

Inventory levels are elevated, contributing to a more balanced market dynamic. This excess supply relative to sales activity suggests that buyers may have more options, leading to a less competitive environment. Despite this, underlying demand remains supported by positive local economic factors and continued in-migration, which could stabilize the market in the long term.

---

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 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 ID 83716 area average around 6.50% compared to typical origination rates near 5.6% earlier in 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 is $564,000, reflecting a stable market despite a down trend in prices year-over-year.

2. With a median listing price of $889,900, there is a significant gap indicating potential pricing friction between seller expectations and market realities.

3. The median days on market is 457, suggesting a slower sales velocity and a need for sellers to adjust their pricing strategies.

4. Inventory levels are elevated, contributing to an environment of excess supply relative to sales activity, which may favor buyers.

5. The median market rent is $2,330, indicating strong rental demand even as home prices experience downward pressure.

---

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.