Even just a few blocks away from downtown Boise, there are still many low brick apartment buildings built in the 1970s and 1980s. The reason these established complexes continue to be popular today is simple: mature tree-lined streets, a well-established neighborhood atmosphere, and proximity to downtown or Boise State University campus within walking distance.

In terms of numbers, the average rent in Boise is $1,720 as of July 2026. According to RentCafe, this is a 3.04 percent increase from the previous year's $1,669. By unit size, studio apartments average $1,389, one-bedroom units $1,536, two-bedroom units $1,765, and three-bedroom units $1,956. This indicates that Boise is still experiencing upward pressure on rents, although the rate of increase has become more moderate compared to recent years.

The trend in new construction supply is somewhat different. Data from CoStar shows that the multi-family construction supply, which soared to 5,800 units by the end of 2022, has since decreased by 47 percent. The same data predicts that between 2025 and 2026, demand will exceed new supply by about 850 units. In simpler terms, this means that for a while, there may be more people looking for new apartments than there are new units available. Tenants seeking new listings may benefit from acting quickly.

When considering new versus established apartments, there are several factors to check. First is the management fees; new constructions tend to have lower heating and cooling costs due to insulation and smart thermostats, and it is common for them to come with builder warranties on structure and systems. In contrast, while established apartments generally have lower monthly rents, unexpected costs may arise if major repairs, such as plumbing or roofing, are imminent. Considering that nationwide, new constructions typically have a rent premium of about 10 to 20 percent over established units, it is common to see one-bedroom units in new complexes in Boise priced significantly higher than the average of $1,536.

Taxes should also be considered. Idaho has a program called the Homeowner's Exemption, which allows homeowners to deduct 50 percent of their home value, up to a maximum of $125,000, from their taxable value. If the home is registered as a primary residence, the assessor's office will automatically apply this exemption. Families moving from out of state may find this aspect quite different from their previous residence, so it is advisable to check with the county assessor's office to confirm actual applicability.

The reasons people come to Boise vary widely. Some families are drawn by preferred school districts, investors are looking for rental income and property appreciation, families relocating for jobs from other states, and newcomers from Korea seeking their first settlement. For families focused on school districts, it may be safer to compare established neighborhoods with verified school districts, like North End or near Boise High, rather than the new southwestern developments. However, school district boundaries change frequently, so it is advisable to refer to ratings from GreatSchools or Niche and verify the assigned school for the specific address before making a purchase.

If the purpose is investment, it is worth examining the vacancy rate differences between new and established properties. New constructions may set rental prices lower than market rates in the initial years to minimize vacancies, while established properties often maintain lower turnover rates due to already secured stable tenants. However, this can vary significantly by property, so checking the recent vacancy history of specific listings can be a realistic basis for judgment.

With the same budget, there may be a dilemma between choosing an established property closer to downtown or a new one on the outskirts. If management fees and warranties are a priority, new constructions may be advantageous, while if neighborhood atmosphere and location are prioritized, established apartments may be the better choice. This article does not constitute investment or legal advice, and it is recommended to consult with professionals before making any actual contracts.