If you are considering buying a house or an investment property in the Boise real estate market, you’ll find all the housing statistics on this page to help you make a sound decision. The year 2020 began with a new record in price gains for Boise. The Boise housing market looked hotter than before with a supply hitting a two year low. The extreme shortage of existing homes and increasing share of new home sales drove prices up.
In Jan 2020, the share of new home sales in Ada County increased by 8.2% compared to last year. About 40% of all home sales were new constructions. Inventory of existing single-family homes for sale dropped by 28.1% compared to last year. The median sales price of single-family homes in the Boise housing market was $354,900, up 20.31 percent from last year. House prices in Ada County rose 15.33 percent to a record of $363,000.
The median sales price of a single-family home made a record-setting of $365,645 in March 2020, a year-over-year increase of 8%. Even in the times of the Covid-19 pandemic, the homes are still being listed & sold and the entire Boise Metropolitan Area housing market remains steady strong. Despite statewide social distancing rules and economic uncertainty, the housing market reported new record-high home prices and sales in April as well.
The latest Boise housing market report is given below.
Let’s talk a bit about Boise before we discuss what lies ahead for investors and homebuyers. We’ll tell you a little about Boise. Then we’ll discuss top reasons to invest in the Boise real estate market. If you want to find investment opportunities, you need to find sleeper opportunities. These are places where demand is growing but it isn’t so hot that you risk being burned by buying at the top of the market. And we found such a “sleeper” investment opportunity in Boise, Idaho.
Idaho has much more than potatoes. Boise is a full city, home to more than 200,000 people. Nor is that the entirety of the Boise housing market, since Boise has suburbs. The Boise City–Nampa, Idaho Metropolitan Statistical Area is home to over 730,000 people. Nearly 40 percent of Idaho's total population lives in the area, and it includes Idaho's three largest cities – Boise, Nampa, and Meridian.
Is Boise a good place to invest in real estate? To begin with, the supply and demand dynamics continue to drive home prices up in Boise. The Boise housing market was ranked as the #1 in the U.S., by Realtor.com’s metro level housing forecast for the year 2020. Their main criteria were based on the combined yearly percentage growth in both home sales (0.3%) and prices (8.1%) expected in 2020 among the top 100 largest markets in the country.
Home prices are soaring and breaking records despite coronavirus pandemic. Persistently tight inventory in the entire Boise Metro Area housing market, coupled with historically low 30-year fixed mortgage rates are keeping the demand high, which in turn is pushing home prices up in this region. The real estate appreciation rate in Boise in the latest quarter was around 2.44%, which equates to an annual appreciation rate of roughly 10%. For sellers, a nice profit is on the horizon.
Let’s continue to explore the Boise housing market to understand what it will look like in 2020. We shall discuss some more important reasons why you may still want to consider buying Boise investment properties in 2020. You will get a fair amount of knowledge of the fundamentals of this hot real estate market.
Please note that real estate prices are deeply cyclical because its demand side is impacted by economic cycles. Much of it is dependent on factors you can’t control. The recent example is COVID-19 which has badly impacted our economy. Therefore, many variables can potentially impact the value of the real estate in Boise in 2020 (or any other market) and some of these variables are impossible to predict in advance.
What Makes Boise a Hot Place For Real Estate Investment?
Boise Housing Market Trends & News 2020
We shall now discuss some of the most recent Boise real estate trends & news, and compare it with the past couple of years. We shall mainly discuss median home prices, inventory, economy, growth, and neighborhoods, which will help you understand the way the local real estate market moves in this region. Boise is also one of the hottest real estate markets in the nation. In the past ten years, the annual real estate appreciation rate has amounted to 6.24%, according to NeighborhoodScout.com. This puts Boise in the top 10% nationally for real estate appreciation.
According to a report published by Weknowboise.com, the median sale price for single-family houses in Boise, ID from April 1st to the 30th 2020 was $350,000, based on 326 home sales. The median sales price increased by 7.72% from last year.
- The average price per square foot for Boise is $208, an increase of 8.9 percent compared to the same time last year.
- The median list price increased to $351,000, up 8% from last year
- Median days on market declined to 5 days, down by 1 day compared to the same time last year.
- Months of Supply was 1.22, +0.21 vs. last year.
Boise is a minimally walkable city in Ada County. Below is the latest monthly report of the Ada County housing market. Ada county falls in the Boise MSA, which encompasses several other counties as well. The source of this report is the Boise Regional REALTORS®. The report compares key housing metrics of the Ada County area from April 2020 with April 2019.
- There were 761 home sales in April 2020, down by 19.5% compared to the same month last year.
- The overall median sales price in Ada County reached a new record of $374,900, up 13.6% year-over-year, and up 2.2% from March 2020.
- In April, 35.0% of closed sales were for new homes and the segment had a median sales price of $416,287, compared to $345,000 for existing/resale.
- The months’ supply of inventory equated 1.7 months.
It’s too early to tell how much effect the coronavirus fallout will have on the Bosie metro area or different housing markets around the country. In conclusion, we can say that these numbers can be positive or negative depending on which side of the fence you are — Buyer or Seller? It is quite evident that the ongoing pandemic has not had any major impact on Boise's housing market. Ada County experienced a 16 percent decline in sales while sales in Boise declined 19.31 percent in April.
As more sellers listed their properties, the Boise Metro area housing market saw an increase in the number of new listings in April versus March. Very tight inventory & buyers trying to take advantage of low mortgage rates are helping sellers to move their properties quickly. There is also a likelihood of mortgage rates rising back with some new lender restrictions, both of which are expected to make it a little tougher for buyers to qualify. Therefore, the buyers are in a state of urgency and are competing with each other, which is driving the prices higher. The conditions are favoring the sellers even in this pandemic.
If job losses get even worse, then it could affect the demand going into the second half of 2020. The buyers won't be able to buy what they want to, and properties will remain on the market for long, which is not great for sellers.
Boise Real Estate Market Forecast 2020 – 2021
What are the Boise real estate market predictions for 2020? Let us look at the price trends recorded by Zillow over the past few years. Boise home prices have risen by nearly 80% in the past five years. Since 2015, the median home price in Boise has increased from $205,000 to $341,449. The prices have risen by a massive 10.4% over the 12 months alone. Last year saw was the sixth consecutive year of home price gains.
The Zillow Buyer-Seller Index (BSI) considers Boise a sizzling hot seller’s real estate market. This is computed monthly. According to their index, there exists a limited supply of homes in Boise, and buyers are forced to compete often resulting in higher prices and/or quicker sales that tend to benefit sellers. In other words, based on the last month’s key housing market indicators, the demand is exceeding the supply, giving sellers an advantage over buyers in price negotiations. There are fewer homes for sale than there are active buyers in the marketplace.
The latest Boise real estate market forecast is that the home prices may remain flat or increase by a mere 0.8% – in the next twelve months. This could be due to the short term impact of the ongoing pandemic which has impeded the real estate sales activity in the entire country.
In Ada County, home prices are expected to increase by 31% over the next three years. Expect 6,000 new single-family homes built over the next three years with 5,000 new rental units.
In Canyon County, home prices are expected to increase by 33% over the next three years. Expect 4,000 new single-family homes built over the next three years with 3,000 new rental units.
In Bonneville County, home prices are expected to increase by 29% over the next three years. Expect 2,000 new single-family homes built over the next three years with 1,500 new rental units.
The question is whether Bosie is going to remain a sizzling real estate market amid the ongoing Coronavirus pandemic?
OUR TAKE: We have already discussed above the latest housing market report for Bosie and Ada county. It shows no sign of cooling off, surprisingly so. The entire Treasure Valley Market is breaking records over records in sales prices of new and existing single-family homes. News listings are seeing multiple offers and homes are moving quickly off the market. According to local realtors of that region, they have seen a decline in demand and new listings in the past month when compared to previous years.
As both supply and demand decrease in the region, I think it is heading for more like a balanced real estate market – at least for the remainder of the year 2020 until the pandemic is over. This shift would be a boon for the Boise home buyers, even though temporary, as we saw a double-digit appreciation in 2019. Sales would decline but the prices would remain more or less flat.
The Boise and the entire metro area market is so hot that it cannot shift to a complete buyer's real estate market, for the long term. In a balanced real estate market, it would take about five to six months for the supply to dwindle to zero. In terms of months of supply, Boise can become a buyer’s real estate market if the supply increases to more than six months of inventory. And that’s not going to happen. Therefore, in the long term, the Bosie real estate market remains strong and skewed to sellers, due to persistent imbalance in supply and demand.
Due to the lack of inventory of homes for sale at the lower price points, the share of higher-priced (above $300,000) home sales continues to rise in 2020. The same trend is predicted to continue in 2021. Boise will continue to be a seller's market. As a result, as more existing homes sell at higher price points, it further drives up the median price for the segment, as well as the market overall. The population is growing, which is fueling demand. The low mortgage rates are enticing buyers to compete with each other, and the supply is an all-time low.
Here is a short and crisp Boise housing market forecast for the 3 years ending with the 3rd Quarter of 2021. The accuracy of this forecast for Boise is 78% and it is predicting a positive trend. LittleBigHomes.com estimates that the probability of rising home prices in Boise is 78% during this period. If this price forecast is correct, the Boise home values will be higher in the 3rd Quarter of 2021 than they were in the 3rd Quarter of 2018.
Here is the visual representation of historical Boise home prices and the latest forecast until March 2021.
Boise Real Estate Market: Bosie, ID Homes For Sale
Boise has a mixture of owner-occupied and renter-occupied housing units for sale. There are more homeowners than renters. As per Neigborhoodscout.com, a real estate data provider, three and four-bedroom single-family detached homes houses are the most common housing units in Boise. Other types of housing that are prevalent in Boise include duplexes, rowhouses, and homes converted to apartments.
Single-family homes account for about 65% of Boise's housing units. At the national level, the single-family rental homes have grown up to 30% within the last three years. Almost all the housing demand in the US in recent years has been filled by single-family rental units. With 2020 being, theoretically, in the middle of a boom, there are still 4 years for residential construction to surge. Most likely, a housing shortage will remain in 2020, keeping home prices high.
Currently, there are 583 single family homes for sale in Boise, ID on Zillow. Additionally, there are 166 single family homes for rent in Boise, ID. Under potential listings, there are about 0 Foreclosed and 77 Pre-Foreclosure homes. These are the delinquent properties that may be coming to the market soon but are not yet found on a multiple listing service (MLS).
- The median list price per square foot in Boise is $206, which is higher than the Boise City Metro average of $175.
- The median price of active homes for sale in Boise is $369,900.
- The median rent price in Boise is $1,475, which is lower than the Boise City Metro median of $1,500.
There are currently 1566 homes for sale and 233 homes for rent in Bosie, ID on Realtor.com, a real estate listings website. According to their data, in April 2020, Boise was a seller’s real estate market, which means there were roughly more buyers than there were active homes for sale. The demand for housing outpaced the supply. The median list price of homes in Boise, ID was $369.9K in April 2020, trending down -1.4% year-over-year.
The median listing price per square foot was $207. Ideally, a buyer would prefer a sale to asking price ratio that’s closer to 90%. The sellers in Boise have managed to hold good leverage in these negotiations in the past month. On average, they could sell homes for 100% of the asking price. A seller would always prefer scenarios that can yield a ratio of 100% or higher.
Boise Real Estate Market: Foreclosure Statistics In 2020
Here are some foreclosure statistics of the Boise real estate market. At the height of the collapse, when the U.S. national foreclosure rate topped out at 4.5 percent, Boise never exceeded 4%. In recent years, it has stayed at least 2 percentage points below national averages for each of the past ten years. As per the Boise foreclosure data by Zillow, the percent of delinquent mortgages in Boise is 0.2%, which is lower than the national value of 1.1%.
There are currently 42 properties in Boise, ID that are in some stage of foreclosure (default, auction, or bank-owned) while the number of homes listed for sale on RealtyTrac is 376. In April 2020, the number of properties that received a foreclosure filing in Boise, ID was 95% lower than the previous month and 88% lower than the same time last year.
|Potential Foreclosures in Boise||42 (RealtyTrac)|
|Homes for Sale in Boise||376|
|Median List Price||$334,700 (1% drop vs Mar 2019)|
Here is the graph showing the number of new foreclosure filings in Boise by the foreclosure type.
Boise Real Estate Market: Is It A Good Place For Investment?
Now that you know where Boise is, you probably want to know why we’re recommending it to real estate investors. Investing in real estate is touted as a great way to become wealthy. Should you consider Boise real estate investment? Many real estate investors have asked themselves if buying a property in Boise is a good investment? You need to drill deeper into local trends if you want to know what the market holds for the real estate investors and buyers in 2020.
If you are looking to make a profit, you don’t want to buy the most expensive property on the Boise real estate market and expect to make a good profit on rents. Perhaps you are looking for a slightly different hold-over, an investment property in Boise that you might move into or sell at retirement in the future. Either way, knowing your profit potential and purpose is the first thing to consider.
Let’s take a look at the number of positive things going on in the Boise real estate market which can help investors who are keen to buy an investment property in this city. We’ll address the biggest factor pulling people to the Boise housing market next.
1. Boise's Big Student Market That Rents
The Boise metro area is the largest population center in Idaho and home to the state capital, so it is the largest student market in the state. Boise State University is located here. So are satellite campuses of the University of Idaho ad Idaho State University. Boise Bible College is also located in Boise. This provides significant opportunities for those who want to invest in the Boise real estate market and cater to college students.
2. The Lure of Jobs in Boise
One factor propelling the Boise real estate market is the availability of jobs. In Boise, population and job growth triple the national average. Boise is home to far more than lumber and food processors, though it is home to the headquarters of Idaho Pacific Lumber Company. The area’s largest private employer is Micron Technology, though Hewlett Packard and Simplot employ thousands here. There are several manufacturing facilities here providing more stable and better-paying work than you could find in the seasonal tourism and irregular agribusiness sector. The university and state government are major employers. Boise has low unemployment overall, currently hovering around 3%. That is two points below the national average.
3. The Strong Boise Rental Market
The average wage in Boise is a dollar an hour higher than the state average, so moving there gives you a pay hike. However, Boise has generally low wages compared to other metro areas. The average pay rate is about $40,000 per person. While housing is cheaper than in states like California and Oregon, the pay is lower, too. This means many people must rent. A healthy vacancy rate is around 5%.
In Boise, it is around 2%, and in the cheapest units, 1%. This has led to a flood of new apartment construction in the Boise housing market, but higher than average construction costs in Idaho slow down relative to demand. It certainly didn’t help local renters when there was no apartment construction at all in 2008 while new construction lagged in the last years of the Great Recession that only ended in 2016. That is why rental rates went up 7% between 2017 and 2018.
4. Boise's Highly Rated Schools
Boise has the top-ranked school district in the state. And you get these high-quality schools along with cheap housing, high quality of life, and short commutes. If you’re one of the many people fleeing the high crime, unemployment, and regulatory burden of California, that’s an ideal combination.
5. An Excellent Quality of Life in Boise
Any town can say they have a great atmosphere or quality of life, but Boise makes national publication’s lists of best places to live – repeatedly. In 2008, they were listed second in Forbes on the best places for business and careers. In 2014, Time Magazine listed Boise as the best city “getting it right”. In 2018, Boise ranked 46th in Money magazine’s best places to live list. Boise’s ranking was unusual in that it was a large city and state capital, while most cities that made this list were the suburbs of big cities or college towns. US News and World Report listed Boise as the 23rd best place to live and 66th to retire in the 125 biggest metro areas United States.
6. The Outdoor Recreational Opportunities in Boise
This is such a hallmark of Boise that it can’t be considered just one more aspect of the quality of life. Boise’s location puts you in easy reach of the surrounding wilderness, while the local climate means people bike and raft in the summer and ski in the winter. Rock climbing, kayaking, hunting, golfing, horseback riding, and myriad other activities attract people as tourists (providing significant local employment) and keep residents from considering every leaving.
7. Boise's Demographic Momentum
The Boise housing market is driven more by internal migration than international migration. The high price of real estate in Utah has driven a steady stream of Mormons into the Boise real estate market. Their average family consists of three children, 50% larger than the U.S. average. The state is attracting refugee families from the West Coast’s high taxes and housing costs, as well, as they seek a better place to start and raise families. That’s why many in Boise openly mock Californians, though it won’t keep them from buying in the Boise housing market. This means that the Boise market will see continual growth from demographic momentum for years to come.
8. Low Taxes in Boise
Boise has very low taxes, especially compared to the West Coast. The progressive income tax tops out at 7.4%, while the sales tax is about 6%. You pay less for utilities and car insurance, too. For investors, the average 1% property tax rate is a bargain, especially when you factor in the low cost of housing. The average property tax bill is around $2300. The national average is 1.2% of the home’s assessed value and an annual property tax bill of $3000, though, in places like New Jersey and New York, it could surpass $10,000.
9. Affordable Real Estate for Buyers Amidst Rising Pricing
One of the attractions of the Boise real estate market is the sheer number of affordable large single-family homes. You could find a four-bedroom home for around $200,000, roughly $100,000 below the national average, several years ago. With increasing demand, homes are still a deal at around $250,000. Positive market trends have supported Boise's real estate investing too. Not just has Boise real estate market recovered its balance, it has started to flourish.
With strong market basics set up, this development does not seem, by all accounts, to be backing off at any point soon. A strong local economy and sustained employment are giving buyers confidence – just what the Boise real estate market needs. Boise has been one of the fastest-growing cities in the nation and housing inventory has never been tighter, driving home prices up. The trend has been toward fewer available listings each year as the population grows and homes sell fast.
10. Decent Return on Investment
The median rent in Ada County where Boise is located is around $800; you get a two-bedroom apartment for that. You could of course charge much more for a large single-family home, while affordable properties and low taxes give you a decent ROI on the investment. Slow and steady demand also ensures that your investment will grow in value; the Boise housing market has seen an appreciation of around 10% year over year. We already mentioned how the high demand for rentals relative to supply is keeping rental rates elevated, and the slow rate of construction means that rental rates and property rates aren’t going to fall in the foreseeable future.
Investing in Boise's real estate can be a worthy investment due to a steady rate of appreciation. It’s only wise to think about how you can and should be investing your money. In any property investment, cash flow is gold. The Boise real estate market is a sleeper market, seeing slow but steady demand that the local housing market can’t quite meet. The best opportunity is in rentals catering to those who can’t pay a lot in rent but want to be close to major employers. Good cash flow from Boise investment properties means the investment is, needless to say, profitable.
A bad cash flow, on the other hand, means you won’t have money on hand to repay your debt. Therefore, finding a good Boise real estate investment opportunity would be key to your success. If you invest wisely in the Boise real estate, you could secure your future. The best investment is now looking for a rental property that will generate good cash flow. Your best tenants would be the retirees who intend to relocate to the Boise and want to purchase property to rent out. The running costs for owning and managing a Boise rental property should not be high. While hiring a property management company you should expect to give up roughly ten percent of the rent for each property they manage. Remember to factor this loss into your calculations when budgeting for a new rental property.
The three most important factors when buying a real estate anywhere are location, location, and location. The location creates desirability. Desirability brings demand. There should be a natural and upcoming high demand for rental properties. Demand would raise the price of your Boise investment property and you should be able to get a good return on your investment over the long term. The neighborhoods in Boise must be safe to live in and should have a low crime rate. The neighborhoods should be close to basic amenities, public services, schools, and shopping malls.
A cheaper neighborhood in Boise might not be the best place to live in. A cheaper neighborhood should be determined by these factors – Overall Cost Of Living, Rent To Income Ratio, and Median Home Value To Income Ratio. Some of the popular neighborhoods for buying a house or an investment property in Boise are Harris Ranch, Highlands, North End, Boise Heights, Depot Bench, Downtown Boise City, Southwest Boise City, Sunset, Warm Springs Heights, Warm Springs Mesa, Big Sky, Foothills, East Side, Southwest Ada County Alliance, Southeast Boise, and West Valley.
Boise real estate prices are well above average cost compared to national prices. It depends on how much you are looking to spend and if you are wanting smaller investment properties or larger deals such as duplex and triplex in Class A neighborhoods. The inventory is low, but opportunities are there. Even as Boise home prices have reached new heights, the market remains attractive to residential real estate investors. As they continue to compete for potential investment properties at the lower end of the market, the challenges for first-time homebuyers will remain. The homebuyers won’t be able to outbid real estate investors and would end up renting. Highlands has a median listing price of $775K, making it the most expensive neighborhood in Boise. Central Bench is the most affordable neighborhood in Boise, with a median listing price of $254,000.
As with any real estate purchase, act wisely. Evaluate the specifics of the Boise housing market at the time you intend to purchase. Hiring a local property management company can help in finding tenants for your investment property in Boise. If it is your first time to invest in Boise real estate, then you would have to be aware of common beginner’s mistakes. Beginners would usually follow the media, buy a property, and wait for its value to increase. This could be risky. Real estate investing requires research. We recommend doing your research or hiring a real estate investment specialist for guidance.
NORADA REAL ESTATE INVESTMENTS has extensive experience investing in turnkey real estate and cash-flow properties. We strive to set the standard for our industry and inspire others by raising the bar on providing exceptional real estate investment opportunities in many other growth markets in the United States. We can help you succeed by minimizing risk and maximizing the profitability of your investment property in Boise, Idaho.
Consult with one of the investment counselors who can help build you a custom portfolio of Boise turnkey properties. These are “Cash-Flow Rental Properties” located in some of the best neighborhoods of Boise.
Not just limited to Boise or Idaho but you can also invest in some of the best real estate markets in the United States. All you have to do is fill up this form and schedule a consultation at your convenience. We’re standing by to help you take the guesswork out of real estate investing. By researching and structuring complete Boise turnkey real estate investments, we help you succeed by minimizing risk and maximizing profitability.
Buying or selling real estate, for a majority of investors, is one of the most important decisions they will make. Choosing a real estate professional/counselor continues to be a vital part of this process. They are well-informed about critical factors that affect your specific market areas, such as changes in market conditions, market forecasts, consumer attitudes, best locations, timing, and interest rates.
Is It The Right Time To Invest In Real Estate? – The national homeownership rate is on the decline for the first time since 2017. As demographics change and baby boomers retire, you’re seeing Millennials who may not be ready to buy houses. In 2018, Millennials made up about 22 percent of the population in the United States. They’re choosing to rent over buying a single-family home or an apartment. Rising home prices and shortage of starter homes have not left Millennials many choices but to delay homeownership. Moreover, it's even harder to take out a mortgage for those who have student loan debt.
Boise | Idaho Real Estate Investment Opportunities
Idaho Falls is another sizzling hot market for real estate investment in 2020. Idaho Falls, Idaho is enjoying strong but steady growth, because it has the ideal mix of affordable real estate, excellent quality of life, and great economics. People move here because they can find good-paying jobs and affordable homes, while they look forward to a bright future. The influx of people from rural Idaho, fleeing Boise or the West Coast is all driving up rental rates in Idaho Falls, Idaho. Rents for small one-bedroom apartments grew nearly 20% year over year, while two-bedroom rents increased roughly 6%. Needless to say, the rents for larger Idaho Falls rental houses are rising faster than the rate of inflation, too.
On the west of Idaho lies the neighboring state of Oregon. Portland, Oregon is a also great place to invest in real estate. The Portland real estate market is booming because the economy is doing well on its own and the area is head and shoulders above California’s deteriorating situation. The Portland housing market has experienced double-digit annual price growth in recent years. Home values rose 11.4% in 2016 alone, according to a report from the real estate data company Clear Capital.
Bend is another small city in Oregon and a good place for real estate investment. Bend is arguably everything that Portland isn’t. It has lower taxes, more open space, more affordable real estate and attracts visitors from all over the country. It has seen steady population growth. However, Bend hasn’t been adding new inventory fast enough to meet the rising demand in the Bend housing market. Instead, most of the new construction has been single-family homes snapped up by buyers. It is a good place to consider investing if you’re willing to take up the challenge.
Let us know which real estate markets in the United States you consider best for real estate investing!
Remember, caveat emptor still applies when buying a property anywhere. Some of the information contained in this article was pulled from third party sites mentioned under references. Although the information is believed to be reliable, Norada Real Estate Investments makes no representations, warranties, or guarantees, either express or implied, as to whether the information presented is accurate, reliable, or current. All information presented should be independently verified through the references given below. As a general policy, the Norada Real Estate Investments makes no claims or assertions about the future housing market conditions across the US.
Latest Market Data, Trends, and Statistics
Affordable large homes
Strong rental market
Quality of Life & Investment