Sep 2026
$523K
+4.6% year-over-year
How it’s calculated
Rolling 3-month median sale price vs. same 3 months one year prior.
Boise, ID housing market
Boise, ID metro median sale price $523K in Sep 2026, up 4.6% year over year. Also days on market, price cuts, affordability and ZIP-code figures.
The median sale price in the Boise, ID metro is $523K as of Sep 2026, up 4.6% from a year earlier. The gain is larger than in most of the 193 U.S. metros Pecan Street ranks on this measure. FHFA's repeat-sales index for the metro agrees within 0.9 points (up 3.6% through Q2 2026).
Boise has the highest median sale price of the three Idaho metros Pecan Street tracks ($523K), ahead of Idaho Falls ($408K). Boise has the fewest median days on market of the three Idaho metros (47 days); Idaho Falls (52 days) is next. Boise has the highest share of listings with a price cut of the three Idaho metros (43%), ahead of Idaho Falls (39%).
Listings spent a median 47 days on market in Sep 2026, fewer than in most of the 195 metros. 43% of active listings carry a price cut, 5.1 points fewer than a year earlier. That share is higher than in most of the 195 metros. Building permits authorized 1,034 new housing units in Aug 2026.
At the 7.38% 30-year fixed rate with 20% down, principal and interest on a median-priced home come to $2,890 a month; at 28% of gross income, that takes about $124K a year. The median sale price equals about 20 years of HUD Fair Market Rent, a ratio up 13.7% from a year earlier. That ratio is the 18th-highest of the 193 metros. Active listings ask a median $301 per square foot, up 1.8% from a year earlier.
In seven of the 12 ZIP codes in the table below, median list prices are lower than a year earlier; five are higher.
Headline
Oct 14, 2026
7.38%
30-year fixed
Where it comes from
National benchmark: Optimal Blue OBMMI 30-year conforming, via FRED. An average of rates borrowers have actually locked, updated daily.
The same rate appears on every market page.
Principal & interest
$2,890/mo
$124K/yr income needed
How it’s calculated
Payment — this market’s median sale price with 20% down, on a 30-year fixed loan at the rate shown. Principal and interest only — no property tax, insurance, PMI or HOA.
Income needed — that payment at 28% of gross income. A rule of thumb, not a lending decision.
How Boise compares to other U.S. metros
| Price-to-rent | ↑18th of 193 (top 10%) |
|---|---|
| Home-price growth | ↑45th of 193 (top 24%) |
| Days on market | ↓148th of 195 |
| Price cuts | ↑55th of 195 (top 29%) |
Rank across the U.S. metros Pecan Street tracks, on market data alone — a higher rank means more of that measure (more price cuts, faster price growth, a wider asking-vs-sale gap, a higher price-to-rent ratio, or more days on market). The bar shows where this metro sits within that metric’s own cohort (left is more, right is less); ↑ and ↓ mark the positions furthest from the middle, and rows are ordered the same way. Metrics without data for this metro are omitted.
Affordability
| Price-to-rent ratio | ≈ 20 +13.7% YoY ↑18th of 193 (top 10%) |
|---|---|
| Asking price / sq ft | $301 +1.8% YoY |
Price-to-rent divides the median sale price by the annual HUD Fair Market Rent (a 3-bedroom, 40th-percentile benchmark), so it is a directional rent-vs-buy read, not a cap rate; its year-over-year change is directional in the same way. Asking price per square foot is the median across active for-sale listings (Realtor.com), as of Sep 2026. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.
Market pressure
| Listings with a price cut | ≈ 43% -5.1 pts YoY ↑55th of 195 (top 29%) |
|---|---|
| New housing units permitted | 1,034 |
Price-cut share is the portion of active for-sale listings that have taken a price reduction (Realtor.com), as of Sep 2026. New housing units authorized by residential building permits in the metro that month — new supply in the pipeline, which counts of existing listings don't capture (US Census Bureau, Building Permits Survey), as of Aug 2026. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.
Market facts
| ZIPs with listing data | 12 shown of 41 |
|---|---|
| MLS board of record | Intermountain MLS (IMLS) |
| Price methodology | Redfin vs FHFA HPI |
| Data as of | Sep 2026 |
Recent signals
No signals flagged for this market right now.
Recent notable readings
- The FHFA house price index for the metro has risen 305% since Q2 2011: the largest rebound of the 194 metros whose prices fell. Q2 2026 is its highest reading on record.
Readings from the latest data that sit at one end of the U.S. metros Pecan Street tracks, from the nightly cross-metro comparison. They are not signal alerts.
Price reconciliation
normal · 0.9ppRedfin (metro) +4.6% | FHFA HPI · Q2 2026 +3.6% |
Year-over-year home-price change from two independent methods — Redfin (monthly sold price) and FHFA (quarterly repeat-sales index). When they diverge, the market is mid-shift; cite the figure with that in mind.
Market dispatches
Citable market dispatches for Boise → Latest dispatch: Jul 3, 2026.
More markets in ID
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Try it freeZIP-level data
| ZIP | Median list price | Active listings | New listings | Price reductions | Days on market | Home value |
|---|---|---|---|---|---|---|
| 83605 | $409K↑ | 107↓ | 50↑ | 58↓ | 51↓ | $375K↑ |
| 83607 | $655K↑ | 129↓ | 74↓ | 64↓ | 52↓ | $456K↑ |
| 83616 | $998K↓ | 337↑ | 174↑ | 88↓ | 50↓ | $821K |
| 83634 | $535K↓ | 162↑ | 190↑ | 78↑ | 44↓ | $465K↑ |
| 83642 | $617K↑ | 220↓ | 126↓ | 80↓ | 42↓ | $542K↑ |
| 83644 | $648K↓ | 117↓ | 66↑ | 52↓ | 52↓ | $507K↑ |
| 83646 | $623K↑ | 282↓ | 154↓ | 132↓ | 37↓ | $537K↑ |
| 83669 | $694K↓ | 140↓ | 60↓ | 60↓ | 48↓ | $582K↓ |
| 83686 | $512K↓ | 197↓ | 92↑ | 96↑ | 48↓ | $435K↑ |
| 83687 | $492K↑ | 133↓ | 92↓ | 50↓ | 49↑ | $433K↑ |
| 83709 | $541K↓ | 110↓ | 80↓ | 58↓ | 31↓ | $489K↑ |
| 83714 | $769K↓ | 155↑ | 60↓ | 42↓ | 55↑ | $565K↑ |
ZIP figures from Realtor.com listing data; home value from Zillow ZHVI. ZIP codes shown have the most complete listing-data history and active for-sale inventory in this metro; the latest available month is shown per ZIP. Arrows show the direction of each figure against the same three months a year earlier; no arrow means the change rounds to zero or the comparison isn't available.