📊 Idaho · Housing Market 2026
Boise Housing Market Data 2026
Median prices, cap rates, rent benchmarks, and investment outlook for Boise, Idaho — data sourced from Zillow, HUD FMR, and Census ACS.
$430,000
Median Home Price
YoY: -1.8%
4.3%
Avg Cap Rate
Cash-on-cash: 4.3%
$1,650
Median Rent (2BR/mo)
YoY: -0.8%
7.0%
Vacancy Rate
Moderate
40 days
Days on Market
Moderate pace
$430,000 / 4.3%
Price / Cap Rate
🔴 Weak Market
📈 Market Analysis — Boise, ID
**Boise, Idaho: 2026 Real Estate Market Analysis**
**Market Outlook:
🔮 12-Month Predictive Outlook View All Markets →
Price Trend
▼ Bearish
12-mo forecast: $423,712
Confidence: 92%
Rent Growth
→ Stable
12-mo forecast: $1,646/mo
Confidence: 90%
Emerging Score
43/100
Confidence: 92%
↓
Price Momentum
-1.8% YoY (national: +2.3%)
↓
Days on Market
40 days (national avg: 38)
Predictions are rule-based forecasts based on price momentum, rent data, vacancy trends, and population growth. Not investment advice.
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🏘️ Rent Breakdown — HUD Fair Market Rents
HUD Fair Market Rent represents the 40th percentile of gross rents paid by recent movers in Boise. Used as a benchmark for Section 8 voucher limits and rental market analysis.
| Bedroom Count | Monthly Rent (HUD FMR) | Annual Rental Income | Est. Cap Rate at Median Price |
|---|---|---|---|
| 1 Bedroom | $1,350/mo | $16,200/yr | 2.6% est. |
| 2 Bedrooms | $1,650/mo | $19,800/yr | 3.2% est. |
| 3 Bedrooms | $2,150/mo | $25,800/yr | 4.2% est. |
* Estimated cap rate uses the 70% rule (30% reserved for expenses). Actual cap rates vary by property and management style.
💰 Cost of Investing in Boise
| Cost Item | Rate / Amount | Est. Annual Cost | Monthly Cost |
|---|---|---|---|
| Property Tax | 0.6% effective rate | $2,752 | $229/mo |
| Homeowners Insurance | Idaho avg premium | $1,100 | $92/mo |
| Total Tax + Insurance | Based on median home price of $430,000 | $321/mo | |
These figures reflect state-level averages. Property tax rates vary by county; insurance costs vary by property type, age, and claims history. Source: Tax Foundation (2025), NAIC (2024).
⚖️ How Boise Compares to National Averages
Avg Cap Rate
4.3%
National avg: 5.5%
Below average
Median Home Price
$430,000
National avg: $371,696
Above national avg
Vacancy Rate
7.0%
National avg: 7.6%
✓ Low vacancy
2BR Median Rent
$1,650/mo
National avg: $1,753/mo
Days on Market
40 days
National avg: 38 days
Price Growth YoY
-1.8%
National avg: +2.3%
National averages calculated across all 69 tracked US investor markets. A cap rate above the national average suggests stronger cash flow potential relative to purchase price.
🛠️ Tools for Analyzing Boise Deals
Cap Rate Calculator
Calculate cap rate from NOI and property price
Cash Flow Calculator
Monthly cash flow after all expenses
Property Analysis
AI-powered deal analysis with Boise market context
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Rental Optimization
Optimize rents with HUD FMR data for Boise
Market Intelligence
Full AI market report for Boise, ID
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