The median asking rent across 10 Boise zip codes is $1,745/month, down 1.0% from a year ago.
Californians and PNW transplants drove rents up fast, then the market cooled and everyone wrote it off. The migration that drove the run-up didn't reverse. Demand is still real, and Idaho is one of the most landlord-friendly states in the country.
Median Asking Rent
$1,745
Rent Change (YoY)
-1.0%
Avg Days on Market
35
Active Rental Listings
1,003
Median List Price
$549,950
Average across 10 zip codes
ZIP | Median Rent |
|---|---|
| 83716 | $2,650/mo |
| 83709 | $2,185/mo |
| 83713 | $2,095/mo |
| 83714 | $2,095/mo |
| 83712 | $1,650/mo |
| 83703 | $1,525/mo |
| 83706 | $1,520/mo |
| 83704 | $1,500/mo |
| 83702 | $1,495/mo |
| 83705 | $1,465/mo |
Comps for any address in Boise
Type the address, get the comps. No setup.
| Unit Size | Median Rent |
|---|---|
| Studio | $1,031/mo |
| 1 Bedroom | $1,273/mo |
| 2 Bedroom | $1,505/mo |
| 3 Bedroom | $2,198/mo |
| 4 Bedroom | $2,788/mo |
Aggregated median across all Boise zip codes with available data.
| ZIP | Median List Price |
|---|---|
| 83712 | $885,000 |
| 83702 | $750,000 |
| 83714 | $739,990 |
| 83703 | $650,000 |
| 83716 | $550,000 |
| 83706 | $549,900 |
| 83709 | $540,000 |
| 83713 | $485,000 |
| 83705 | $469,880 |
| 83704 | $449,000 |
| Unit Size | Fair Market Rent |
|---|---|
| Studio | $1,170/mo |
| 1 Bedroom | $1,390/mo |
| 2 Bedroom | $1,660/mo |
| 3 Bedroom | $2,320/mo |
| 4 Bedroom | $2,780/mo |
HUD publishes Fair Market Rents once a year for the Boise metro area. Local housing authorities use them to set Section 8 voucher payment standards, usually 90% to 110% of the FMR.
The median asking rent across Boise, ID sits at $1,745/month, pulled from active rental listings in 10 zip codes. That's down 1.0% from a year ago.
Rents aren't uniform across the city. ZIP 83716 tops the list at $2,650/month. ZIP 83705 comes in lowest at $1,465/month. That's a 81% spread between the top and bottom zip codes, which is wide. City-wide averages won't tell you much about a specific property here.
A 2-bedroom rents for $1,505/month at the median. 1-bedrooms run about $1,273. 3-bedrooms come in around $2,198.
Average days on market sits at 35 days. Pace is steady.
Rent-to-price math is tight in Boise. The gross figure sits at about 3.8% ($1,745/month against $549,950 median price). Most investors here are betting on appreciation, not monthly cash flow.
HUD's Fair Market Rent for a 2-bedroom in the Boise metro is $1,660/month. Asking rents track close to the federal benchmark, within 5%.
Boise had one of the most dramatic rent increases of any US city from 2020 to 2022. Remote workers from California, Oregon, and Washington moved in and drove prices up fast. The market has normalized since, but Boise today is structurally different than it was five years ago. No longer a cheap hidden gem. The North End and Downtown are premium. West Boise, Meridian, and Nampa are cheaper. Idaho stays landlord-friendly with minimal regulation. The risk is that Boise's economy is less diversified than larger metros. It runs on continued migration. If the inflow slows, the market could soften more than places with deeper employment bases. People who've moved here generally stay though, so the demand floor is higher than it used to be.
These numbers are city-wide averages. If you're pricing a specific property in Boise, pull comps from the same zip code. The spread is usually bigger than people expect.
City-wide medians are the headline. The comps that actually price a property come from the block it's on. Search any Boise address to see them.
20 zip codes
17 zip codes
22 zip codes
22 zip codes
17 zip codes
22 zip codes
What rental comps actually are, what makes one good or weak, and how to use them to price a rental without guessing.
What HUD's fair market rent actually means, how it ties into Section 8, and when it should change how you price a rental.
A step-by-step approach to pricing a rental so it fills fast and doesn't leave money on the table.