The Boise housing market is rising again, led by rents. As of August 31, 2026, the Zillow Home Value Index for the Boise City, ID metro was $493,522, up 1.4% from $486,857 a year earlier and 0.4% above July [1]. Typical rents jumped 6.3% to $1,919, active inventory of 3,079 homes was 9.7% lower than in August 2025, and the median home went pending in just 15 days [1]. The catch is financing: the 30-year fixed mortgage rate reached 6.95% in the week ending September 17, 2026, up from 6.26% a year earlier, which lifted the typical monthly payment even more than prices [2].
Boise housing market: how much have home values changed?
Boise values are growing slightly faster than the nation. The metro-wide typical home value (all homes, smoothed and seasonally adjusted) was $493,522 in August 2026, compared with $486,857 in August 2025 and $491,354 in July 2026 [1]. Nationally, Zillow put the typical U.S. home at $369,678 in August, up 1.3% from a year earlier and down 0.1% from July, so Boise is both more expensive than the country and gaining more momentum [5].
Almost every segment is up. Single-family values rose 1.4% to $495,447, the bottom third of the market rose 1.6% to $381,867, and the top third rose 1.8% to $749,739 [1]. Condos were the exception, down 0.9% to $337,750 from $340,875 [1]. The median sale price was $525,834 in August 2026, 5.4% above the $499,000 of August 2025 [1].
What a buyer pays each month
Zillow's estimated principal-and-interest payment on the typical Boise home with 20% down was $2,539 in August 2026, up 2.2% from $2,484 a year earlier [1]. Including taxes and insurance, the total monthly payment with 20% down was $2,992, versus $2,928 in August 2025 [1]. Mortgage rates have climbed 69 basis points since mid-September 2025, and the move above 6.9% in September came after the August data were collected, so the payment pressure on September buyers is likely higher still [2].
Boise rents and rent yield in 2026
Rent growth in Boise is running well ahead of the country. The Zillow Observed Rent Index for all homes and apartments in the Boise metro was $1,919 in August 2026, 6.3% above the $1,805 of August 2025, against 2.5% nationally [1][5]. Apartment rents rose 6.7% to $1,647, and single-family rents rose 5.4% to $2,320 [1].
The gross rent yield on a typical single-family home is about 5.6%: twelve months of rent at $2,320 equals $27,845 against a typical single-family value of $495,447 [1]. That is lower than in many Sun Belt metros because Boise prices are high relative to rents, but rents are now rising about four times as fast as values, so the yield is improving. Idaho property taxes are modest. DataPorium's property tax data shows median effective rates of 0.45% in Eagle (83616), 0.51% in Meridian (83646), 0.54% in southwest Boise (83709), 0.55% in Nampa (83651) and 0.56% in Caldwell (83605), while the older Boise neighborhoods in 83702 and 83712 carry 0.86% and 0.85% [4].
Boise inventory, days to pending and price cuts
Supply is tighter than a year ago. Active for-sale inventory was 3,079 homes in August 2026, down 9.7% from 3,408 in August 2025 and 4.1% below July, although it is up from the winter low of 2,055 in January [1]. Homes sell quickly: the median listing went pending in 15 days in August 2026, compared with 20 days a year earlier and 27 days nationally [1][5]. Price cuts are common but less so than last year, with 32% of listings showing a cut in August against 34% in August 2025, above the national share of 26.3% [1][5]. Zillow's market heat index read 64, up from 54 a year earlier, which places Boise in seller-favorable territory, although the index has eased from a spring peak of 77 [1].
- Active listings: 3,079 in August 2026, versus 3,408 in August 2025 [1]
- Median days to pending: 15, versus 20 a year earlier [1]
- Share of listings with a price cut: 32%, versus 34% a year earlier [1]
- Zillow forecast: +1.1% through November 2026 and +0.4% for the 12 months to August 2027 [1]
Which Boise ZIP codes are the most and least expensive?
The Boise metro covers Ada, Canyon, Gem, Boise and Owyhee counties, and prices step down steadily from the foothills and Eagle toward Nampa and Caldwell in Canyon County. The table shows Zillow's smoothed typical home value by ZIP code for August 2026 with the median effective property tax rate for each area from DataPorium [1][4].
| ZIP code | Area | Typical home value, August 2026 | Median effective property tax |
|---|---|---|---|
| 83616 | Eagle | $815,205 | 0.45% |
| 83712 | East End, Boise Foothills | $812,301 | 0.85% |
| 83702 | North End, Downtown Boise | $738,202 | 0.86% |
| 83646 | North Meridian | $533,720 | 0.51% |
| 83709 | Southwest Boise | $485,566 | 0.54% |
| 83651 | Nampa | $378,087 | 0.55% |
| 83605 | Caldwell | $373,105 | 0.56% |
The spread is narrower than in most larger metros: Eagle's typical value is about 2.2 times Caldwell's [1]. Meridian and southwest Boise sit close to the metro average, while Nampa and Caldwell offer entry prices below $380,000, roughly 23% to 24% under the metro typical value [1]. Investors can compare these and every other ZIP on DataPorium's housing market data, which carries Zillow values, rents, inventory and forecasts at the state, metro, city and ZIP levels [1].
Population, income and what it means for buyers and investors
Growth continues. The Census Bureau estimates the Boise City metro population at 864,243 as of July 2025, up 18,854 or 2.2% from 845,389 in 2024 and 8.4% above the 797,111 of 2021 [3]. Inside the city of Boise, the 2024 American Community Survey shows a median household income of $83,904, up from $63,778 in 2020, with a population of 237,242 and a homeownership rate of 63.2% [4]. A 32% rise in city incomes over four years has helped the market absorb the post-2022 price correction and return to modest gains.
Boise combines rising prices, rents growing more than 6% a year and low property taxes, but high values keep the starting rent yield near 5.6%.
For buyers, the practical reading is that inventory is 10% lower than a year ago and homes go pending in about two weeks, so negotiating room is limited outside the roughly one-third of listings that have already cut prices [1]. Higher mortgage rates are the main risk: a rate near 7% raises the monthly cost faster than local incomes are growing [2]. For investors, rent growth above 6% and effective tax rates near 0.5% outside central Boise are strong supports, while Zillow's forecast of +0.4% over the next year suggests total returns will depend on rent growth rather than price gains [1][4]. Canyon County ZIPs such as Nampa and Caldwell offer lower entry prices with similar tax rates. Property-level detail is available through DataPorium's real estate module [4].
Key takeaways
- Boise's typical home value was $493,522 in August 2026, up 1.4% year over year and 0.4% from July [1].
- Typical rent rose 6.3% to $1,919, and the gross single-family rent yield is about 5.6% [1].
- Inventory of 3,079 homes is 9.7% below a year ago; the median time to pending was 15 days and 32% of listings had a price cut [1].
- Zillow forecasts a 0.4% gain in Boise home values over the 12 months to August 2027 [1].
- Metro population reached 864,243 in 2025, and the 30-year mortgage rate was 6.95% in the week of September 17, 2026 [2][3].
Frequently asked questions
Are home prices going up in Boise in 2026?
Yes, modestly. The Zillow Home Value Index for the Boise metro was $493,522 in August 2026, 1.4% above August 2025, and the median sale price rose 5.4% to $525,834 [1].
What is the average rent in Boise in 2026?
The typical asking rent across all homes and apartments in the Boise metro was $1,919 per month in August 2026, up 6.3% from a year earlier; the typical single-family rental was $2,320 [1].
Is Boise a seller's market right now?
It leans toward sellers: inventory is 9.7% lower than a year ago, homes go pending in a median of 15 days and Zillow's market heat index was 64 in August 2026 [1].
What is the Zillow home value forecast for Boise?
Zillow's forecast based on August 2026 data calls for Boise home values to rise about 1.1% through November 2026 and to be 0.4% higher by August 2027 [1].
Sources & References
- [1] DataPorium Housing Market Insights (Zillow ZHVI, ZORI, inventory, forecast and market data)
- [2] Freddie Mac via FRED: 30-Year Fixed Rate Mortgage Average in the United States (MORTGAGE30US)
- [3] U.S. Census Bureau via FRED: Resident Population in Boise City, ID (MSA) (BOIPOP)
- [4] DataPorium Real Estate: property tax, demographics and neighborhood data
- [5] Zillow: August Market Report shows elevated rates dampen home sales (September 8, 2026)
