Boise Idaho Homes for Sale

The ultimate search for property in Treasure Valley and Southern Idaho


Boise Idaho Top Communities Guide


2020 Top Community Guides

Research the BEST SELLING, TOP LUXURY and MOST AFFORDABLE new communities

Download a free guide for each city in the Treasure Valley. Each guide includes a price breakdown as well as links for each subdivision to help your research.

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Additional Idaho Real Estate Resources




Linda Yetter Google Review ★★★★★
stars - "In our household, Build Idaho is known as the Dream Team. If youre buying or building in the greater Boise area, you want these people taking care of you."



Michelle Penick, Build Idaho Client Real Estate Services

Michelle Penick

Client Care Team
[email protected]

About Boise, ID

Boise, Idaho Demographics

Population: 216,282
Median Household Income: $48,524
Square Miles: 79.36
Elevation: 2,730 ft.
Pop. Density: 2,591/sq mi.
Median Age: 36.5
Unemployment: 2.6%
Median Rent: $1,025
Average Home Listing Price: $282,525

For Population 25+ years old

High School or Higher: 93.8%
Bachelor’s Degree of Higher: 38.3%
Graduate or Professional Degree: 14.3%

Sales Tax Information

State: 6%
Ada County: 0%
Boise: 0%

Cost of Living Index (Compared to National Average)

This is the average amount of money needed to sustain a certain standard of living, which takes into account housing, food, taxes, healthcare, and so on. Here is the cost of living in Boise compared to other popular cities:

Phoenix, AZ +2% | Miami, FL +23% | Anchorage, AK +38% | Dallas, TX +10% | NewYork, NY +147% | Chicago, IL +33% | Los Angeles +161% Seattle +171%


How have Home Values changed over the last 15 years?

The local real estate market peaked in 2006 and then started descending into 2010. Home values and real estate activity have been on a steady climb since. Surpassing the pre-recession peaks in 2014, home values have continued to climb with no intention of stopping. We have posted a number of reports and insights about home sales, in-migration, supply and demand plus other statistics about market shifts locally. People always want to understand the market and this is a great visual since the idaho real estate boom.

Boise Home VAlues Overall Home VAlues 

 ADA County VAlue Details Canyon County VAlue details


How to Search for Homes for Sale in Boise, ID

Finding homes to tour is the first step by setting up a home search online. Build Idaho will even send you alerts when homes that match your search criteria are listed. It is important that you and your family are in alignment with what is important in your next home: location, lot size, bedrooms, bathrooms, square feet, garage spaces, schools, and any other details that are important. Be sure to define and prioritize your needs and wants just in case you are not finding the perfect home at the price you want.

Buying a home can be very complicated with legal contracts, inspections, contingencies, warranties, taxes, HOA dues, and many other hurdles every buyer and seller must navigate to get to the signing table. Hiring a real estate agent will save you a lot of time and stress because they have the knowledge, experience, and services to walk you through the home buying process. In the end, fulfilling the American Dream of home ownership is a great reward!

Build Idaho offers the most extensive searches combined with the area's leading professional real estate services. When are ready to get started, contact us.

How much house can I afford?

This is the most important detail of them all! You need to clearly understand how much house you can buy, what it will take to purchase the house, what financing looks like for you (monthly payments), and knowing how to confidently make an offer. Learn more here.

How important is location?

Real Estate is driven by location. But people are also getting very focused on getting close to what they love most: hiking, biking, fishing, retail therapy, or living far away from it all. People are moving to Idaho for lifestyle. There is more to life then a job!

Define your priorities in a home search.

What is most important to you and your family? What type of lifestyle do you want to have and how will where you live affect that? Do you need to live near childcare or schools? Where are homes that interest you in proximity to work? Are you wanting to live in the foothills, along the Boise River, out in the desert, or near the Lake Lowell? Are you looking for more rural, more city, mountain living, or something in between?

How much land do you want and what will you do with it?

Do you want a smaller yard or possibly zero-scape? Are you looking for acreage or something with no neighbors? Some communities offer patio homes or townhomes where mowing is included in the HOA dues. Some people dream of having a large yard. Remember that a yard can take a lot of time between mowing and weeding the garden which may require more than you actually want to commit to year-round.

As a note, land closer to Boise is more expensive and you are likely to find larger acreage parcels further away from the city. We recommend looking a little further out if you are looking for larger lots or acreage.

What does your house look like?

The possibilities are vast: Condominiums to farms & ranches; historical homes to brand new houses; near water to elevated panoramic mountain views. Is it a modern farmhouse, mid-century, or a log cabin? One thing about finding the perfect home is that it has to resonate with you. It needs to feel like home and be a house that tells people who you are. Pride is a big part of the decision. It has to be a place you want to show off whether you are entertaining friends or hosting a business dinner.
Note: Keep in mind that you may have to find a balance between what you want and what you can actually afford today.

Is your home for sale today?

The more specific your search gets, the harder it gets to find that perfect house. Sometimes, a person is looking for a specific feature, location or design element but it may not be listed for sale yet. Most home searches allow you to enter any number of criteria so you can narrowly identify what you are looking for. Depending on your situation, patience, and motivation, your home may be for sale tomorrow.

Are you trying to time the real estate market for your next home purchase?

We all want to find a house that meets our needs and is a great deal. Boise has been a seller's market for years now, so finding a home that is underpriced is rare. Many times, homes that are underpriced are sought out first?which then drives the price up. 2019 was predicted to be a year of normalization and correction in the marketplace for home values, but the activity we are seeing is no indication that the demand is slowing down locally. That being said, other major metros are experiencing shifts and Boise will eventually be affected. Currently, we are seeing more multiple offers on most Boise houses for sale!


Tips to winning your next home and making the best offer when looking for Boise homes for sale

  1. Get Pre-Approved. Have your home loan program, earnest money, and down payment ready to go. Are you paying cash? Wonderful! We have proof of funds available with your offer.
  2. When a home comes on the market that could be 'the one,' go see it immediately. Waiting until the weekend in this market is going to create a missed opportunity.
  3. Find out what is important to the seller and make your offer match accordingly. Do they need to close soon or do they have a date in mind that would work best for them? What price are they really loooking for or need to net? It is grest how often someone will share this information to help their buyer out.

Get notified when your ideal property is for sale!

Home Buyer FAQ's (Frequently Asked Questions)

As you might imagine, our real estate team fields quite a few questions every day. We love questions because they show that you are willing to learn. People are naturally curious and the world of buying and selling homes can get complex. It’s an agent’s job to guide and advise clients through the process and answer all of their questions along the way. Whether you’re a first time buyer or repeat buyer who could use a refresher about idaho real estate, here are some answers to the questions that come up most often. If you don't see your question on here or would like more information, call our real estate agents at 208.629.0217. We'd love to hear from you!


Can I buy a home and sell my current one at the same time?

Yes, we help clients figure this out on a regualr basis. We understand you don't want to be homeless! While today’s hot housing market might make selling your home easier, it could also make buying one much more challenging—and potentially tangle you up in a financial mess.

Since no dream home is worth getting stuck with two mortgages, you need to learn how to successfully buy a home and sell your home at the same time. Don’t know where to start? We’ve got you covered.

One common tactic of buying and selling a home at the same time is writing into the contract a contingency clause. When you make an offer on your new home, you can make the purchase contingent (or dependent) on the sale of your current home. This contingency protects you from having to pay on two mortgages.

Contingency offers are not as strong as one without contingencies in a strong seller’s market. Sellers often receive multiple bids for their homes, an offer with too many contingencies can easily knock you out of the running—and an unsold home is just about as big as a contingency gets.

Your real estate agent can advise you on whether or not a contract contingency is a good idea in your case. A lot will depend on your buying and selling timeline—but more on that later.

How do I know if the property is a good deal?

The Build Idaho and Full Sail Real Estate Team is very successful, we helped more than 300 families buy/sell property in 2019. Working with a full time agent who is familiar with the current market is powerful. Between their experience and expertise and insights from our team, we have our finger on the pulse of the market and glad to share our experience. We also have access to an entire databse of real estate information so we can do a market valuation on any property.

How Much Does a Real Estate Agent Cost? Is It Worth It?

When you are buying or selling a house, you’re dealing with such a huge amount of money that one slight error could cost you tens of thousands of dollars, which can lead to months of migraines. So there’s no wonder why over 90% of all buyers and sellers last year chose to work with a real estate professional.

But how much does a real estate agent cost and more importantly, is it worth it? Maybe you’re dreaming about how much cash you could pocket if you don’t hire an agent? We get it, everyone wants to save money! But you might be disappointed at how little you actually save if you skip out on having an experienced professional consulting and guiding you through the process. So, before you decide if an agent is worth the cost, let’s consider all the value a great agent and real estate team provides.

  • Your real estate agent has your back whether you're a buyer or a seller. Agents have what's known as a "fiduciary" responsibility to their clients. They are legally obligated to put their clients' best interests first
  • Your agent understands how to write/ negotiate a contract that protects your best interest.
  • Buyers usually have a pretty firm idea in mind of what they want in a property, from number of bedrooms to an attached garage to any number of other must-have and must-not-have factors. You'll probably feel pretty comfortable looking at homes with that list tucked firmly in the back of your mind. But your agent will be alert for issues that might not cross your mind, such as property boundaries, furnace issues, leaks, roofing problems, and mold and insect issues. An agent will recognize the telltale signs of these problems and know how best to approach them. Again, this experience and knowledge can end up saving you thousands down the road.
  • Agents and Transactions Coordinators make sure that all the deadlines are met. They schedule inspections, coordinate with title & escrow, communicate with the other agent about questions that arise, verify that the lender is on task and providing all documents needed at closing


Henry Ford once said that it proves that you're smarter than they are when you hire people who are smarter than you. The trick is to recognize when you need help and to find the right person.

Should I get a home inspection?

The answer is yes, even if it is a brand new home! Home inspections help you in so many ways.

  1. You do not want to move in and find out that your new home is going to require immediate repairs.
  2. While everything may seem to be in working order, an inspection can make you aware of future problems
  3. An inspection verifies the structure is sound as well.
  4. An inspection not only verifies you are buying a home that is as you expect but if it is not, it is reason to either walk away or negotiate.


Ask your agent about a Home Warranty as well!

How much home can I afford?

Getting pre-approved for a mortgage is truly the first step of the home buying process. Here’s why:

  1. You need to know how much you can borrow which then starts defining your home search, thus no time is wasted considering homes that are not within your budget. Getting Pre-Qualified also help prevent disappointment caused by falling in love with unaffordable homes.
  2. A home loan estimate from your lender will show how much money is required for the down payment and closing costs. You may need more time to save money, liquidate other assets or seek mortgage gift funds from family. In any case, you will have a clear picture of what is financially required.
  3. Providing a Seller your Pre-Approved for a mortgage demonstrates that you are a serious buyer when making an offer
How long does it take to buy a home?

Most people start looking long before they are actually ready to purchase. Once you identify a home it generally takes 1 to 3 three days to negotiate and get an offer accpeted. Part of the offer will include a closing date. The time needed to close on a house is mostly determined by how you are buying the property. If you are paying cash it can be within a week, as long as there are no title issues. If you are working with a lender, they will recommend how much time they need to finish all the paperwork including documents from you (Bank Statements, Employment and Income Verification, etc) send to underwriting and then, forward to the Title & Escrow Company to prepare all the legal documents.

Should I buy instead of rent?

There are several major financial benefits of buying a home rather than renting a house or apartment:

  1. Tax breaks
  2. Financial gains
  3. Appreciation in value
  4. Equity
  5. Capital gains
  6. Freedom
  7. Security
  8. A sense of pride

Are you ready to buy? Ask yourself the following questions :

  1. Do I have a steady job?
  2. Have I been steadily employed for the last two to three years?
  3. Is my current income reliable for the foreseeable future?
  4. Do I have a positive bill-paying history?
  5. Do I have few outstanding long-term debts, like car payments?
  6. Have I saved for a down payment?
How is the real estate market right now?

The Boise Home Values have been appreciating since 2011.
The city and surrounding communities have been getting regularly national recognition as a great place to Live, Work Place for nearly 2 decades.
The local real estate market depends on new construction to meet demand for housing. We need more inventory of homes for sale to bring appreciation back into something of a 'normal' market.

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