Boise Housing Market: Prices and Forecast 2025-2026

If you're wondering what's going on with the Boise housing market, I've got you covered. The short answer is: it's a bit of a mixed bag right now, but things are definitely changing. We're seeing a slight rise in inventory and a bit of a dance with mortgage rates which are impacting both buyers and sellers. It's not the crazy rush it was a couple of years ago, that’s for sure, but it’s still a market that requires careful attention.

Okay, now let's dive into the details and break down what's been happening and what I think it all means.

Current Boise Housing Market Update:

Home Sales

First off, let’s talk about home sales. The number of homes being sold in the Boise area has actually gone up this year. This might be surprising, but it's true. According to recent data (We Know Boise), sales have increased by 8.3% this year compared to the lows of 2023. That's a pretty significant jump. This increase seems to be primarily driven by more homes becoming available, but let's look at Ada County specifically; sales there are growing in step with the rise in inventory, which means demand is still pretty strong.

Why is this happening? Well, it seems that even with all the ups and downs, people are still wanting to buy homes. A lot of the increase is thanks to lower mortgage rates compared to last year. It's a tricky balancing act. As I've seen from working in real estate, potential buyers get excited when rates dip a little. And that’s been happening, with some rates recently dropping to a five-week low.

Boise Home Prices

Now, onto what everyone's watching closely – home prices. This is where things get interesting because you see a bit of a difference when you look at the different areas around the Treasure Valley. Here's the breakdown:

• Overall, the Treasure Valley: The overall median home price has seen some fluctuations, but it's generally showing a slight upward trend. In November, the median price is 6.1% higher than the previous year.
• Ada County: Here, the median home price actually decreased slightly year-over-year, coming in at $525,000, a 0.9% dip. This is interesting because you'd expect the main county to see the higher prices.
• Boise: The city itself saw a 6.1% increase to a median of $525,000.
• Canyon County: Prices here are up by 4%, with the median price at $414,995.

Here's a quick table to make it easier to see:

Area	Median Home Price	Year-over-Year Change
Treasure Valley	Varies, Upward Trend	Up 6.1%
Ada County	$525,000	Down 0.9%
Boise	$525,000	Up 6.1%
Canyon County	$414,995	Up 4%

What I'm seeing is that there are some more affordable options out there if you look beyond the Boise city limits. But remember that these are median prices, and individual homes may differ wildly.

Housing Supply

Okay, let's get into the nitty-gritty of housing inventory. It's a huge factor in all of this. Basically, the more homes available, the more choices buyers have, which can keep prices from skyrocketing.

• Treasure Valley: As of December, there were 2,568 homes for sale in the Treasure Valley, which is a 16% increase compared to last year. That's good news for those looking to buy!
• Months of Supply: The current supply is about 2.41 months. This means if no new houses came on the market, it would take just over two months to sell all the available homes. Typically, that favors sellers because there isn't an overwhelming abundance of houses. It definitely favors sellers much more than in the pandemic times.

Here's the thing though, even with this increase, we're not exactly swimming in houses. We're still some ways off from a truly balanced market. We'd need about a 65% increase in housing supply to reach that point where neither buyers nor sellers have a huge upper hand.

Boise Housing Market Trends

So, what are the main trends I'm seeing?

• Mortgage Rates Matter: Mortgage rates are a huge deal. When they drop, even a little, buyers jump into the market. And when they go up, things cool down. It's like a teeter-totter with demand being highly sensitive to rate changes.
• Affordability Remains a Challenge: Even though prices have seen some slight drops, affordability is still tight for a lot of people. Prices are still near record highs and even though local prices have dipped from the 2022 peaks, and remain 12% lower, when you combine that with higher interest rates, it makes it harder for buyers. This is probably the most important constraint in the market now.
• January Could Be Big: January is often a busy month for real estate since people want to move before the spring season. So, I'm expecting that if mortgage rates stay steady or decrease, we might see another surge in buyer activity.
• Local Differences: The trends aren't the same everywhere within the Treasure Valley. Cities like Garden City have seen notable price increases, while other areas, like Kuna, have seen decreases. It's worth doing your homework and looking at the specifics for the area you're interested in.

Is It a Buyer's or Seller's Housing Market?

This is always the million-dollar question! Currently, it's leaning more towards a seller's market but not by a large margin. It is definitely closer to normal compared to the last few years. The supply of homes is higher than it was a couple of years ago, but not by enough to really tip the scales. We're at that 2.41 month supply mark. If that number was around 6 months or more it would mean it's much more of a buyer's market.

If I'm being honest though, the market feels like it's trying to find a balance. It isn't as extreme as it was a few years ago, that's for sure.

Are Home Prices Dropping?

Okay, this is another important question. Are home prices actually dropping? The short answer is, well, it depends. While Ada county saw a small dip, Boise overall still saw an increase. In reality, prices have already dipped from the highs of 2022. They've rebounded a bit from the lows of 2023, but they're not nearly at the levels they were at before.

It looks like the market is trying to stabilize, but we may be due for a price correction, as home prices nationally are slowing while inventory is rising. The fact that locally prices have already seen some adjustments means that we may not see as drastic drops as other areas. The Boise housing market is definitely in a better place now than it was during the pandemic.

My Thoughts & Advice

Okay, here's my personal take on all of this from someone who's been watching the Boise housing market closely.

• Be Prepared for Change: The market is going to keep fluctuating. Don't make a decision based on what was happening last month because things can change fast.
• Do Your Research: If you're a buyer, look beyond just the big name areas. There are still pockets of relative affordability out there. If you are a seller, you should be priced to sell, not to try to make the most money, because it is a new market.
• Talk to an Expert: I always recommend talking to a local real estate professional, like myself, because we're on the ground and have the most up-to-date info. We can help you navigate these market changes so you can make the best decision for yourself.
• Don't Panic: Things are looking more stable now, and it looks like the market is finding it's footing. There are good opportunities out there, you just need to be patient and strategic.

Boise Housing Market Forecast 2025-2026

What's Coming in 2025 and Beyond? The short answer? While we're not looking at a crash, according to Zillow's latest data, we might see a slight dip followed by gradual growth through 2025. Let's dig into the details and what it might mean for you, whether you're a buyer, seller, or just curious about the local real estate scene.

Analyzing Boise Home Price Projections

Zillow, a pretty reliable source for housing data, gives us a glimpse into the future of the Boise real estate market. Let's look at their projections and what they might mean:

Region	Forecast Change by Dec 2024	Forecast Change by Feb 2025	Forecast Change by Nov 2025
Boise, ID	0%	-0.1%	2.3%

So, what does this table actually tell us? Well, according to Zillow, we’re looking at practically no change in home prices in Boise by the end of December 2024. However, by February 2025, there's a very slight dip projected. Don't panic! This is a tiny decrease of only 0.1%. It's more like a pause than a nosedive. The good news? By November 2025, things are looking up with an estimated 2.3% increase in home values. In my experience, these fluctuations are pretty typical in the market cycle.

How Does Boise Compare to the Rest of Idaho?

It's always good to see how Boise stacks up against other areas in Idaho. Here’s how the Boise housing market forecast compares with other cities across the state:

Region	Forecast Change by Dec 2024	Forecast Change by Feb 2025	Forecast Change by Nov 2025
Coeur d'Alene, ID	0%	0.2%	3.5%
Idaho Falls, ID	0.3%	0.6%	3.2%
Twin Falls, ID	0.4%	0.6%	3.6%
Pocatello, ID	0.5%	1.3%	4.8%
Rexburg, ID	0%	-0.1%	2.8%
Lewiston, ID	0.4%	0.9%	3.2%
Blackfoot, ID	0.6%	1.3%	4.3%

As you can see, Boise's forecasted growth is a bit more subdued compared to some other cities like Pocatello or Blackfoot. These areas are seeing more significant increases which could be due to a variety of factors like different supply levels and job market situations. What I notice is that overall, most of Idaho is seeing positive growth predictions by November 2025.

Will Home Prices Drop in Boise? Will it Crash?

The big question everyone asks: will Boise home prices drop significantly? According to these predictions, the answer is no, we are unlikely to see a major drop or crash. The slight dip in early 2025 is more of a market adjustment. In my opinion, the Boise housing market is fairly resilient due to factors like continued population growth, a stable job market, and desirability. We're not seeing any red flags that scream a crash is coming.

Looking Ahead: A Potential 2026 Forecast

While we don't have firm numbers for 2026, my gut feeling, based on current trends, is that the upward trend for Boise housing is likely to continue. We'll probably see steady, if not spectacular, growth. The real estate market is cyclical, of course, so this could change. But based on the information available right now and my experience, I think Boise is still a good place for long-term real estate investments.

In summary, the Boise housing market forecast for the next year or so. A little dip, followed by growth. Nothing too dramatic. If you have any questions please feel free to ask, I am happy to help.

Should You Invest in the Boise Real Estate Market in 2025?

1. Population Growth and Trends

The first crucial factor to consider when contemplating real estate investment is the population growth and trends in Boise. As of the latest data, Boise has experienced a significant surge in population, with a growth rate well above the national average. This influx of residents is indicative of a thriving city, making it an attractive prospect for real estate investment.

2. Economy and Jobs

Boise's robust economy and job market play a pivotal role in determining the city's real estate potential. The region has seen consistent economic growth, driven by diverse industries. The presence of stable employment opportunities is a positive sign for real estate investors, as a strong job market contributes to increased housing demand.

3. Livability and Other Factors

Investors should also assess the livability of the city, considering factors such as education, healthcare, and recreational amenities. Boise consistently ranks high in livability indices, boasting quality schools, healthcare facilities, and a plethora of outdoor activities. A city with a high livability score tends to attract long-term residents, ensuring sustained demand for housing.

4. Rental Property Market Size and Growth

For real estate investors, the size and growth of the rental property market are critical considerations. Boise's rental market has expanded in tandem with its population growth, providing ample opportunities for investors. The demand for rental properties is on the rise, creating a favorable environment for those looking to capitalize on rental income.

Boise's rental market has witnessed a substantial increase in size in direct correlation with the city's population growth. As more individuals migrate to Boise, the demand for housing, particularly in the rental sector, has surged. This expansion in the market size not only signifies a robust housing demand but also presents a wealth of opportunities for investors to tap into a growing pool of tenants.

The growth trajectory of Boise's rental property market is a testament to the city's economic vitality and attractiveness. The consistent influx of residents, coupled with a thriving job market, has contributed to a sustained demand for rental properties. Investors looking for markets with a positive growth outlook will find Boise's rental sector aligning seamlessly with their objectives.

One of the key drivers of this growth is the booming local economy. Boise has become a hub for various industries, attracting professionals and individuals seeking employment opportunities. As these individuals relocate to the city, the need for rental accommodations intensifies, creating a dynamic and competitive rental property market.

Moreover, the rising demand for rental properties in Boise is not solely driven by population growth. The city's appeal as a desirable place to live, work, and raise a family contributes to a steady influx of residents. The quality of life, outdoor recreational options, and community amenities make Boise an attractive destination, enhancing the demand for rental housing options.

For investors, this scenario creates a favorable environment to capitalize on rental income. With a growing market and increasing demand, rental properties in Boise present a lucrative opportunity for both short-term and long-term returns on investment. The potential for rental appreciation and a consistent stream of tenants make Boise a strategic choice for those looking to build a robust and diversified real estate portfolio.

5. Other Factors Related to Real Estate Investing

Several additional factors contribute to Boise's allure for real estate investors. These include favorable real estate policies, a well-established real estate infrastructure, and a proactive local government supporting sustainable development. Investors should also keep an eye on market trends and forecasts to make informed decisions.