0.9%. This is the increase in the average home value in Boise over the past year. According to Zillow, as of June 30, 2026, the average is $508,258, which shows a noticeable slowdown compared to the double-digit increases seen in 2021-2022. What this number signifies is simple: the surge in buyer demand that followed the pandemic is now meeting new supply, leading to a moderation in pace. Changes on the supply side are the primary risk factors to consider in this city right now.

Inventory remains at a favorable level for sellers, at 1.4 months, but the average time to sell varies from 11 to 26 days depending on the data. In either case, it takes a few days longer than it did two years ago. According to Redfin, the median sale price over the last three months (up to June) was $535,000. Even within Boise, conditions vary. Areas with active new city developments in the northwest and older neighborhoods near downtown have different absorption rates for listings. When choosing a specific neighborhood, it's advisable to check the recent transaction trends for that area separately.

The population of the Boise metro area was 1,366,173 as of January 2026, and it is projected to grow by 13.7% over the next five years, reaching around 1.55 million by 2031. The net influx of people over the past year was 7,548, with many coming from California, Washington, and Utah. On the employment front, Micron Technology's large-scale semiconductor investment is creating 17,000 jobs, and Meta has also invested $800 million in the area. Data shows that Idaho has recorded the highest real wage growth for tech jobs in the nation over the past decade, with an increase of 26.13%.

This growth is certainly attractive, but it's important to note that if new housing supply starts to catch up with demand, the rate of price increases may slow further. For families looking to buy a home, it's safer to monitor the trends in inventory changes over the past 3 to 6 months in their areas of interest rather than rushing in. Those moving from out of state should be aware that Idaho's property tax assessment methods and insurance rates differ from those in California or Washington, so it's wise to check this in advance.

From an investor's perspective, the influx of high-income tech workers supports rental demand, but in areas where new rental units are increasing, rent growth may be slower than expected. It's advisable to calculate cap rates and vacancy rates separately by region and to consider not over-leveraging.

Specifically, areas like Eagle or Meridian in the western suburbs are seeing a tight competition between buyers and sellers due to a concentration of new construction, while older neighborhoods near downtown often have very few listings, leading to quick contracts as soon as properties hit the market. For families moving from California, while Idaho's property tax rates are relatively low, the significant increase in home prices over the past few years means that actual tax payments may be higher than anticipated.

In terms of rental yields, many of the new residents are high-income tech workers, so their ability to pay rent is solid. However, in areas with an increase in new apartment supply, rent increases may be slower than expected. It's recommended to filter properties using metrics like cap rates or the 1% rule first, and then conservatively estimate management fees and vacancy periods to calculate actual cash flow.

The national lock-in effect is also impacting inventory in this area. Existing homeowners who secured low-interest loans are delaying sales, resulting in a limited supply of existing homes despite the increase in new construction. As long as the 30-year fixed mortgage rate remains around 6.6% according to Freddie Mac in July 2026, this trend is likely to continue for the time being.

If you are looking for school districts preferred by Korean families, refer to GreatSchools ratings, but keep in mind that school district boundaries change frequently, so it's advisable to verify the assigned school for the specific address before signing a contract. This article is not investment or legal advice, and it is recommended to consult with a professional before making any actual agreements.