Average Home Price in Boise ID (2026): Trends, Data & Analysis

$548,022. That’s what a typical home costs in Boise right now. Prices are up 1.8% from a year ago, a modest gain that marks a return to growth after a soft patch in mid-2025. If you’re shopping for a house here, the market is moving — but not racing away from you.

Quick answer: The average home price in Boise, ID is $548,022 as of February 2026, up 1.8% year over year according to Zillow.

Current Home Prices in Boise

Here’s where Boise stands as of February 2026:

A 1.8% annual gain won’t make headlines. But context matters. Boise prices dipped from March through July 2025, falling from $538,276 to $535,243. Since then, values have climbed for seven straight months.

The spread between the cheapest and most expensive neighborhoods is nearly $369,000. That gap tells you Boise isn’t one market — it’s several, stacked on top of each other. A buyer with a $425K budget and a buyer with $750K are looking at completely different cities.

The current median sits about $10,000 above where it was a year ago. Not a boom. Not a bust. A slow grind upward.

Boise Home Prices by Neighborhood

Prices vary sharply across Boise’s 10 tracked ZIP codes. Here’s the full breakdown:

The most expensive ZIP, 83712, costs nearly twice as much as the cheapest, 83705. Yet rents don’t follow that same pattern. In 83712, where homes are worth $787K, rent averages just $1,629 per month. Meanwhile, 83716 — which has lower home values at $618K — carries the highest rents at $2,336.

If you’re looking for affordability, start with 83705 and 83704. Both offer typical home values under $425,000 and rents below $1,600.

The disconnect between home values and rents in some ZIPs creates interesting opportunities. In 83712, the low rent relative to home prices suggests owner-occupants dominate. In 83716, higher rents may reflect stronger rental demand.

Rent vs Buy in Boise

The average rent across Boise’s tracked ZIP codes is roughly $1,778 per month.

Now compare that to buying. On a $548,022 home with 20% down ($109,604), you’d finance about $438,418. At a 7% mortgage rate over 30 years, that’s approximately $2,916 per month in principal and interest alone. Add property taxes and insurance, and you’re likely over $3,300.

Renting is cheaper by more than $1,100 per month on a cash-flow basis. But that comparison only captures one side. Mortgage payments build equity. Rent payments don’t.

The cheapest option depends on how long you plan to stay. If you’re in Boise for two years, renting wins easily — you avoid closing costs and the risk of a flat market. If you’re staying five-plus years, buying locks in your housing cost while rents keep rising.

At the lowest end, ZIP 83705 offers homes around $418K. That drops the monthly mortgage to about $2,225, narrowing the rent-vs-buy gap to around $600.

Boise Housing Market Trends

Here’s how the average home value has moved over the past 12 months:

The story is clear in two halves. From March to July 2025, prices slid for five months, shedding about $3,000 in total. Then the market reversed. August through February brought seven consecutive months of gains, adding nearly $13,000.

The pace of monthly gains accelerated through the fall, peaking at +$3,026 in November. But the last two months show deceleration — January added $2,009 and February just $775. The market is still rising, but momentum is cooling as winter demand fades.

Is Boise a Good Place to Buy in 2026?

The numbers point to a balanced market. Prices are growing, but at 1.8% annually — roughly in line with inflation. That’s neither a frenzied seller’s market nor a falling one.

For buyers, the upside is time. You’re not competing against double-digit appreciation that forces rushed decisions. The slow growth rate means you can shop, compare neighborhoods, and negotiate without fear of being priced out next month.

For sellers, the risk is overpricing. A 1.8% annual gain translates to about $825 per month. List too high and your home will sit while the market creeps toward your price at a glacial pace.

The wide price range — from $418K in 83705 to $787K in 83712 — means entry points exist for different budgets. If you’re a first-time buyer, the south and west side ZIP codes under $475K are your best bet.

One factor working against buyers: mortgage rates. At 7%, monthly payments are steep relative to rents. If rates drop, buying math improves fast.

Boise Housing Market Outlook for 2026-2027

The 12-month trend shows a market that found its floor in mid-2025 and has been climbing since. But the most recent data hints at slowing momentum. Monthly gains shrank from $3,026 in November to $775 in February.

If the current pace continues, expect prices to flatten or grow very slowly through spring. Seasonal patterns typically bring stronger demand in April and May, which could push values back toward the $550K–$555K range by summer.

The data does not support a case for sharp declines. Seven straight months of gains suggest buyers are present. But the deceleration in recent months also makes a breakout rally unlikely in the near term.

For the remainder of 2026, the three-month trend suggests Boise will stay in slow-growth mode — enough to keep homeowners’ equity intact, but not enough to create urgency for sidelined buyers.

Frequently Asked Questions

What is the average home price in Boise?

The average home price in Boise is $548,022 as of February 2026. This figure represents the typical home value across 10 tracked ZIP codes, with individual neighborhoods ranging from $418,340 to $787,077.

Are home prices going up or down in Boise?

Prices are going up. Boise home values increased 1.8% year over year as of February 2026. After a brief dip from March to July 2025, the market has posted seven consecutive months of gains.

Is it cheaper to rent or buy in Boise?

Renting is cheaper on a monthly basis. The average rent across Boise is about $1,778 per month, while a mortgage on a median-priced home runs approximately $2,916 in principal and interest alone. Total ownership costs including taxes and insurance push that figure above $3,300.

What is the most affordable neighborhood in Boise?

ZIP code 83705 is the most affordable, with a typical home value of $418,340 and an average rent of $1,590 per month. ZIP 83704 is close behind at $422,560. Both are well below the citywide median of $548,022.

Methodology

Home values are based on the Zillow Home Value Index (ZHVI), a smoothed measure of typical home values in the 35th to 65th percentile range. Rent estimates use the Zillow Observed Rent Index (ZORI). All datasets are publicly available. Housing data updated 2026-02-28.