Boise & Treasure Valley Price Snapshot
Housing in the Boise area is not cheap, but it is more affordable than in many major metros.
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Median home price in Boise is around $500,000.
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Ada County (Boise, Meridian, Eagle, Kuna, Garden City) average values are about $535,000 as of January 2026.
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Meridian sits near the $495,000 median range recently reported.
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Eagle stands significantly higher with values near $776,000.
In contrast, on the value end of the valley:
That means the price gap between Ada County and Canyon County can be roughly $80,000–$150,000 or more, giving first-time and budget-conscious buyers real options without moving out of the broader valley.
How Does Boise Compare to Other Markets?
Compared to several popular relocation destinations, Boise still offers relative affordability:
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Southern California (Los Angeles, Orange County, San Diego) — $800,000 to well over $1 million median prices.
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Northern California (Bay Area) — commonly over $1 million.
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Seattle — often $800,000 and above.
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Denver — typically above $550,000.
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Austin — frequently upper $400,000s to $500,000s.
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Phoenix — roughly mid-$500,000s or more.
Boise’s mid-$400k to low-$500k range typically costs less than housing in all of these markets, especially SoCal and the Bay Area, giving many relocating buyers more purchasing power.
Cost of Living Matters Too
Affordability isn’t just home prices; it’s everyday expenses. Boise’s overall cost of living, including groceries, utilities, taxes, and services, tends to be lower than most West Coast and Mountain region metros. For many buyers relocating from high-cost states, monthly expenses often decrease even with housing costs that feel high by local standards. Click here for an in-depth look at the cost of living in Boise for 2026.
Where You Can Find More Affordable Options
Even within the Treasure Valley, there are distinct tiers:
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Canyon County (Nampa, Caldwell) — best entry prices and value for first-time buyers.
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Boise & Meridian — balanced mix of amenities and value. Certain neighborhoods within can make a difference as well. Garden City, West Boise and the Bench all have homes for sale and rent on the lower side of the median value range. Harris Ranch (SE Boise), North Boise and North Meridian can be more costly.
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Eagle — premium pricing, especially in established neighborhoods.
Choosing where to buy can make a significant difference in what you can afford.
Creative Strategies to Make Boise More Affordable
Affordability today is about strategy as much as price. Today, many of my clients and savvy neighbors are looking into other ways to make Boise more affordable.
- Renting out a room — many buyers offset mortgage costs with rental income.
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Adding an ADU (Additional Dwelling Unit), where zoning allows, an attached or detached space can create recurring income.
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Converting a mother-in-law suite — a separate living space that improves livability and rental potential.
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Multi-generational living — sharing costs while maintaining personal space. I’ve had several clients convert homes into two living spaces and share the mortgage/monthly payment.
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Expanding search radius — moving slightly outside the core Boise can lower entry cost significantly.
These approaches help buyers stretch their budgets while still accessing the Boise lifestyle and opportunities.
So, Is Boise Affordable?
Yes — compared to major U.S. markets like Southern California, the Bay Area, Seattle, Denver, and Phoenix, Boise remains more attainable. The valley’s price tiers also give buyers flexibility: entry options in Canyon County, more central balances in Ada County, and premium pockets like Eagle.
But compared to Boise’s own past, prices are higher than they used to be, so affordability is relative. The real question for most buyers should be:
“Does Boise offer better value for my money than where I live now?”
For many relocating buyers, the answer continues to be yes.
If you want to break down what this means for your budget and timeline, I’d love to help you plan it out. Let me know where you’re moving from and what your goals are, and we can go from there.
