ROIStack
Market Intelligence

Boise City, ID

Updated quarterly · Data sourced from Zillow ZHVI/ZORI, Census ACS, and FHFA. · Idaho overview

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Home Value

$485k-0.9%

Median Rent

$1,810+1.8%

Per month average

Gross Yield

4.48%

Annual rent / value

Rent / Price

0.373%

1% rule benchmark

HH Income

$82,000

Median household

Owner-Occ

66.0%

Renter-Occ

34.0%

Tenant demand share

Population

815k

Metro area census

Market Analysis

The Boise City, ID real estate market currently sits at a median home value of $485k with median rents around $1,810/month, producing a gross yield of 4.48%. That puts Boise City in the category of compressed gross yield, primarily an appreciation play. Over the past year, home values are down 0.9%, while rents rose 1.8%, the gap between those two trends is what determines whether yield compresses or expands over time for buy-and-hold investors in Idaho. Boise City is an owner-occupier market (66% owner-occupied) where investor competition is generally lighter, with median household income of $82,000 setting the affordability ceiling on future rent growth.

Frequently asked questions

What is the average rent in Boise City, ID?
As of late 2025, the median rent in Boise City is approximately $1,810 per month, with rent growth of 1.8% year over year.
Is Boise City a good market for rental property investing?
Boise City produces a gross rental yield of about 4.48%. That is below the 7% LTR benchmark, so investors in Boise City typically combine modest cash flow with appreciation upside. Run your specific numbers in a calculator before committing capital.
What is the median home price in Boise City?
The median home value in Boise City, ID is approximately $485,000, down 0.9% from a year ago.
How have home prices changed in Boise City over the past year?
Home values in Boise City have moved -0.9% year over year, while rents have changed by 1.8%. This price-to-rent gap is the single biggest driver of long-term rental investor returns in the Idaho market.
What is the rent-to-price ratio in Boise City?
Boise City has a rent-to-price ratio of 0.373%, meaning monthly rent is about 0.373% of the home's price. The "1% rule" used by buy-and-hold investors looks for 1.0%+; this market falls short of that bar, which is typical for most large US metros today.

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