Real Estate in Boise, Meridian, Nampa
& All of the Treasure Valley

Jennifer Louis
Residential Real Estate Expert
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Boise Real Estate Market Trends August 2025

Boise Real Estate Market Trends August 2025

As we move into August, both Ada and Canyon Counties show that our real estate market continues to shift toward balance. Prices remain strong, but concessions and longer market times highlight the ongoing adjustment.  Here are the Boise Real Estate Trends for July 2025.

Ada County Trends in Selling Prices

Ada County’s market is showing a slow but steady shift toward balance. From January through July, over 5,300 homes sold, with a median list price of $549,990 and a median net sold price of $534,000 once concessions were factored in. That means most sellers are still getting strong offers, but buyers are successfully negotiating for credits or slight reductions.

The average days on market is hovering around 39 days—a reminder that homes are no longer flying off the shelf in a weekend, but they’re still moving at a healthy pace compared to pre-2020 norms.

From the stat sheet, we’re seeing certain submarkets stand out:

  • Boise continues to move faster than anywhere else, especially older homes under the median price point.

  • Eagle’s higher-end homes ($750K+) are still selling quickly, showing that luxury buyers remain active.

  • Kuna and Star are softer, with fewer sales and longer days on market compared to earlier this year.

Ada County Market Overview (Jan–July 2025)

  • 5,331 homes sold

  • Median original list price: $549,990

  • Median sold price: $539,990

  • Median net sold price (after concessions): $534,000

  • Average days on market: 39 days

Homes in Ada County are still selling relatively quickly, but most sellers are conceding either on price or with closing cost credits. Buyers remain cautious and selective, and accurately priced homes that show well continue to move fastest.

We’re still seeing that the majority of homes are selling under the original asking price. The takeaway? Sellers need to be strategic. Homes that are staged, photographed well, and priced realistically from day one are still drawing solid offers.

Buyers have a little more breathing room than they did during the frenzy, but competition hasn’t disappeared—especially in the most desirable neighborhoods.

 

Canyon County Market Overview (Jan–July 2025)

  • 2,713 homes sold

  • Median original list price: $421,990

  • Median sold price: $415,000

  • Median net sold price (after concessions): $406,000

  • Average days on market: 46 days

Canyon County remains more affordable, but concessions are more significant here than in Ada. Homes are taking longer to sell, and buyers are negotiating harder. Sellers who price realistically upfront are seeing the strongest results. 

Over 80% of the homes sold so far this year sold under the list price, and that includes concessions.  With that said, there is more new construction incentives going on in Canyon County compared to Ada County and that could be contributing to the high percentage of homes selling under the original list price.

Trends and Predictions for 2025

While both counties have seen modest year-over-year price increases, market conditions are shifting.

  • Interest rates are expected to remain in the high 6% to low 7% range, keeping affordability tight

  • Home prices are likely to remain flat, or dip slightly, as days on market increase and we enter the Fall/Winter season, where home sales typically slow down.

  • Buyer hesitation continues, especially among those waiting for price or rate drops

Boise remains a desirable place to relocate, but challenges in other states, like homeowners struggling to sell, will impact demand here. The market may feel locally strong, but it’s not immune to national economic pressures, including inflation, tariffs, and uncertainty.

Key Market Takeaways

  • Concessions are common. Net prices show that sellers are typically giving up $6K–$16K between closing costs and price reductions.

  • Ada vs. Canyon. Ada County homes are holding stronger on pricing and moving faster than Canyon, but Canyon continues to attract budget-conscious buyers.

  • Seasonal slowdown. Heading into late summer, both counties typically see fewer buyers. Well-prepared homes are still selling, but overpricing leads to extended market times.

What This Means for You

  • For Buyers: You still have room to negotiate, especially in Canyon County. Keep an eye out for price reductions and builder incentives.

  • For Sellers: Price competitively from the start. Professional staging, photography, and a strong marketing plan are critical to standing out in today’s market.

Buyers should consider asking for seller concessions to buy down their interest rate or cover closing costs to make home buying more affordable.

How to Sell a Home in Boise

This is a market that requires smart pricing and patience. Overpriced homes risk sitting on the market and ultimately selling for less.

Here’s how to stand out:

Effective Marketing – High-quality photos, strategic social media, and targeted exposure are essential

Timing – Avoid listing during slow seasons like the holidays or when competing inventory is high

Strategic Pricing – Homes priced competitively or slightly below the competition often sell faster and closer to the asking price

Hire an Expert –  Work with an agent who understands your neighborhood and knows how to market to those relocating to Boise, and in today’s more selective environment.

Boise Real Estate Trends June 2025 Summary

As we navigate through 2025, staying informed and adaptable is key. Buyers have more negotiating power, and sellers must approach the market with a clear strategy. With stable prices and valuable incentives available, now could be the right time to make a move, whether you’re buying your first home or selling a long-time residence.

Partner with an experienced real estate professional who understands the local market and can guide you through this evolving landscape.  Let’s talk in detail about the Boise Real Estate Market Trends in June 2025.

Talk to a Top Boise Real Estate Agent

In a fluctuating market, it’s essential to consult a Boise real estate expert who deeply understands local dynamics. Online opinions and advice from acquaintances may be well-intentioned, but can lead to costly mistakes. For personalized guidance on navigating Boise and the wider Treasure Valley market, consider scheduling a consultation with Jennifer Louis, your Boise Metro Area Real Estate Expert. Contact me at (208) 509-9122 or via email at [email protected]. 

Boise Real Estate Market Trends June 2025

Boise Real Estate Market Trends June 2025

Nearly six months into 2025, let’s delve into the market data to see where residential real estate is heading for the remainder of the year in both Ada and Canyon Counties. Both areas are experiencing a shift. The data is showing the majority of homes are selling under the asking price, however, we have seen a slight uptick in pricing in both Ada and Canyon Counties compared to 2024.  Let’s dive into the Boise Real Estate Market Trends for June 2025.

Ada County Trends in Selling Prices

As of June 2025, the median sales price in Ada County was $579,900, a 3.6% increase from last year, according to the Boise Regional Realtors. However, we’re also seeing a 30% increase in inventory compared to 2024, and fewer sales. More homes on the market with fewer buyers means longer days on market and more price negotiations.

So, how can prices be up when supply is outpacing demand? The answer lies in early 2025. A wave of buyers relocating to Boise, Idaho, that held off in 2024 entered the market in February and March, pushing prices upward temporarily. Since then, interest rates have remained high, and buyer activity has tapered off.

By April and May, buyers gained more leverage. Overpriced homes lingered, and many sellers began offering concessions to close deals. Our analysis of sales data shows how final prices compare to original list prices, factoring in seller-paid closing costs.

Market performance also varies by neighborhood. Some of Boise’s popular neighborhoods, such as Boise’s North End, Northeast Boise, and Garden City, saw more homes sell at or above asking compared to other parts of the county. This reinforces a key point: location matters. Homes that sold at or above asking typically featured:

Desirable locations (near Downtown, the Greenbelt, or key amenities)

Major updates such as new roofs, HVAC systems, updated kitchens/baths, or flooring

Priced under $450,000, especially for single-family homes

Value-add features like ADUs, shops, or income potentialIn Ada County, around April and May, buyers began to gain more leverage. Homes priced too high are staying on the market longer, and many sellers are offering concessions to close deals. We analyzed sales data to understand how final sales prices compared to original list prices, factoring in any seller-paid closing costs.

Ada County saw a 3.6% increase in price over 2024.

Canyon County Market Snapshot June 2025

In Canyon County, trends mirror those in Ada—many homes sold under asking, but areas with ongoing new construction showed more stability.

A Note for Buyers:

Rising construction costs are on the horizon. Due to new tariffs (25–50%) on steel, lumber, and other materials, we could see an $11,000+ increase per new home starting mid-2025 through 2026.

However, right now, builders are eager to offload spec inventory, often offering valuable incentives—credits for upgrades, rate buydowns, closing costs, and even discounted prices. This makes it a great time to explore new construction in Canyon County while builder prices remain steady.

As of May 2025, the median sales price in Canyon County was $433,490, a 3.2% increase over last year. But inventory is up 10%, and days on market have increased 4.4% since April. Buyer activity has slowed, leading to more homes selling below list price and more frequent seller concessions. In fact, about 75% of homes in Canyon County sold under asking in the first five months of 2025.

Canyon County saw a 3.2% increase in median price over 2024

Trends and Predictions for 2025

While both counties have seen modest year-over-year price increases, market conditions are shifting.

  • Interest rates are expected to remain in the high 6% to low 7% range, keeping affordability tight

  • Home prices are likely to remain flat, or dip slightly as days on market increase

  • Buyer hesitation is growing, especially among those waiting for price or rate drops

Boise remains a desirable place to relocate, but challenges in other states, like homeowners struggling to sell, will impact demand here. The market may feel locally strong, but it’s not immune to national economic pressures, including inflation, tariffs, and uncertainty.

What to Know if You’re Relocating to Boise

New Construction: Material costs are volatile. Lock in pricing early and take advantage of builder promos while they last.

Interest Rates: If you see a dip, act quickly. Even small reductions can improve affordability significantly.

Relocators & First-Time Buyers: Boise’s lifestyle is a big draw, but keep an eye on mortgage trends.

Tactic to Consider: Negotiate for seller concessions to cover closing costs or buy down your rate.

Buyers should consider asking for seller concessions to buy down their interest rate or cover closing costs to make home buying more affordable.

How to Sell a Home in Boise

This is a market that requires smart pricing and patience. Overpriced homes risk sitting on the market and ultimately selling for less.

Here’s how to stand out:

Effective Marketing – High-quality photos, strategic social media, and targeted exposure are essential

Timing – Avoid listing during slow seasons like the holidays or when competing inventory is high

Strategic Pricing – Homes priced competitively or slightly below the competition often sell faster and closer to the asking price

Hire an Expert –  Work with an agent who understands your neighborhood and knows how to market to those relocating to Boise, and in today’s more selective environment.

Boise Real Estate Trends June 2025 Summary

As we navigate through 2025, staying informed and adaptable is key. Buyers have more negotiating power, and sellers must approach the market with a clear strategy. With stable prices and valuable incentives available, now could be the right time to make a move, whether you’re buying your first home or selling a long-time residence.

Partner with an experienced real estate professional who understands the local market and can guide you through this evolving landscape.  Let’s talk in detail about the Boise Real Estate Market Trends in June 2025.

Talk to a Top Boise Real Estate Agent

In a fluctuating market, it’s essential to consult a Boise real estate expert who deeply understands local dynamics. Online opinions and advice from acquaintances may be well-intentioned, but can lead to costly mistakes. For personalized guidance on navigating Boise and the wider Treasure Valley market, consider scheduling a consultation with Jennifer Louis, your Boise Metro Area Real Estate Expert. Contact me at (208) 509-9122 or via email at [email protected]. 

A Parent’s Guide to Schools in Boise, Eagle and Meridian

A Parent’s Guide to Schools in Boise, Eagle and Meridian

Whether you’re exploring public or private schooling options in Boise, Idaho, you’ll discover a supportive community and a dedication to academic excellence that fosters children’s growth and development. Among the top-rated public and private schools in Boise, Idaho, and the surrounding Treasure Valley, parents can find several outstanding options. Before relocating with school-aged children, scheduling a relocation consultation is essential for narrowing down school choices and gaining insight into what to expect in the area. This article is a parent’s guide to schools in Boise, Eagle and Meridian, Idaho.

Boise Public Schools

Boise’s public schools generally fare well compared to those in other major cities across the United States. While rankings can vary based on different criteria and methodologies used, Boise consistently ranks above average in terms of academic performance, teacher quality, and overall student satisfaction. One factor contributing to Boise’s strong public school system is its relatively low student-to-teacher ratios, which allow for more personalized attention and support for students. Additionally, the city’s commitment to education funding and resources helps ensure that schools have the tools and programs needed to succeed.

Overall, while Boise may not always top national rankings due to its smaller size compared to major metropolitan areas, its public schools consistently provide a high-quality education and supportive environment for students to thrive.  Boise’s public school system boasts a reputation for academic excellence and a commitment to student success. Here’s a breakdown of some of the top-rated public schools in the area:

Boise High School: Renowned for its rigorous academic programs and diverse extracurricular offerings, Boise High consistently ranks among the top public high schools in the state.

Timberline High School: With a focus on college preparedness and a supportive learning environment, Timberline High School earns high marks for its dedicated faculty and comprehensive curriculum.

North Junior High School: Recognized for its strong community involvement and commitment to student engagement, North Junior High provides a nurturing environment for middle school students to thrive.

Riverside Elementary School: Known for its innovative teaching methods and emphasis on individualized instruction, Riverside Elementary excels in fostering a love of learning among its students.

Hillcrest Elementary School:  I bring up this school as my son attends here and after a private pre-school, I was a bit apprehensive about putting him in public school.  However, I have found it to be a very pleasant experience.  There is a relatively low student-to-teacher ratio, and the teachers, staff, and administration are very open to communicating with the parents.  They have various programs for children with special needs and go above and beyond to look after children in need of more support, materially or emotionally.

There are over 30 school districts in Boise and the surrounding Treasure Valley, and even a bit outside of that.  You can find which district belongs to each area by clicking on this link to the various districts.

Top Boise Private Schools:

In addition to its public school system, Boise offers a variety of private schools that provide unique educational experiences.If you are considering relocating to the Boise area, I recommend contacting several schools in the private sector you are considering and setting up an in-person interview and tour.  This will allow you to look for housing closer to the school and also to get on an enrollment waiting list as soon as possible before moving to Boise.  Here are some of the top-rated private schools in the area:

Riverstone International School: As Idaho’s only International Baccalaureate World School, Riverstone International offers a globally focused education that emphasizes critical thinking, creativity, and cultural awareness.

The Ambrose School: Rooted in classical Christian education principles, The Ambrose School is renowned for its rigorous academic curriculum, character development initiatives, and strong sense of community.

Bishop Kelly High School: With a commitment to academic excellence, spiritual growth, and service to others, Bishop Kelly High School provides a holistic education that prepares students for success in college and beyond.

Sage International School: As a public charter school with a focus on international studies and language immersion, Sage International School offers a unique educational model that prepares students to become global citizens and future leaders.

Cole Valley Christian Schools:  Christian education with a focus on developing the whole person.  Offers a range of academic and extracurricular programs.

Foothills School of Arts and Sciences.  Independent, non-sectarian school offering progressive, inquiry-based learning.  Emphasizes arts and sciences education.

Here are some resources to research schools by area:

GreatSchools.org. This website offers a comprehensive directory of schools, including both public and private institutions, along with detailed profiles, ratings, and reviews from parents and students.

Another useful resource is the National Center for Education Statistics (NCES) School Locator tool, which allows you to search for schools by location and type. While NCES primarily focuses on public schools, it also provides information about private schools that participate in federal education programs.

Transportation to Schools in Boise

  1. School Buses: The Boise School District operates a comprehensive school bus transportation system, providing bus service to students across the district. School buses are available for eligible students who live a certain distance from their designated school or in areas with hazardous walking conditions.
  2. Walking and Biking: Due to the number of public schools and a low ratio of students to teachers, many students may live within walking or biking distance of their school choose & choose to walk or bike to school. The Boise area prioritizes pedestrian and bicycle safety, with designated bike lanes, crosswalks, and pedestrian-friendly infrastructure in many neighborhoods.
  3. Parent/Guardian Transportation: Some parents or guardians may choose to transport their children to and from school using their vehicles. This option provides flexibility and convenience for families, especially those who live close to their child’s school or have multiple children attending different schools.
  4. Public Transit: Public transit options, such as buses operated by Valley Regional Transit, are available for students who may need alternative transportation to and from school. Students can use public transit routes to access schools located along bus routes throughout the Boise area.

Overall, if you are considering a move to the Boise area and have school-aged children, schools are an important part of the decision process.  If a specific school is important to you and your family, it is key to research and set up appointments with these schools before relocating.  Often, private schools here have waiting lists or specific criteria to enroll, as do some charter schools, such as Sage International, mentioned above.  Once a school has been chosen, it will help to narrow down which part of Boise or the surrounding Treasure Valley you will want to make home.


Boise Real Estate ProfessionalFor expert guidance on a parent’s guide to Schools in Boise, moving to Idaho with kids, family-friendly Boise suburbs, or the best neighborhoods in Boise, contact Jennifer Louis, a Boise relocation expert. Set up a time for a consultation here.  In the meantime, make sure to follow me,  Jennifer Louis, Boise Metro Real Estate Expert, and local relocation guide on Instagram, Facebook, or my blog for fun facts about Boise and, of course, a few things real estate.  (208) 509-9122 or [email protected].

2025 Essential Utilities in Boise, Idaho

2025 Essential Utilities in Boise, Idaho

Relocating to to a new city can bring its own set of challenges and considerations, especially when it comes to managing the cost of living. A significant part of that is understanding the utility costs you’ll face in your new home. Here’s a practical guide to help you navigate through setting up and managing your essential utilities in Boise

Essential Utilities in Boise: What to Expect

Electricity and Natural Gas: Boise residents typically experience tiered pricing for electricity, which means the more you use, the higher the rate you’ll pay per kilowatt-hour (kWh). For example, during the non-summer months, rates might start at about 8.75 cents per kWh for up to 800 kWh and slightly increase for additional usage.

Water Services: Water utility bills are another consideration. Recent changes have seen an increase in water renewal services, which will continue to rise incrementally until 2040 due to a city-approved bond to fund infrastructure improvements. This makes conserving water more crucial than ever, not just for environmental reasons but also for keeping your bills manageable​

Internet and Cable: Staying connected is essential, and in Boise, the cost for internet services ranges from $25 to $189/month various services. This is in line with what you would expect in many parts of the U.S. but always check for the latest deals and packages that might suit your specific needs better​.  Fiber optics is becoming more and more in demand and in some communities/areas Quantum Fiber is an option. .

Waste Management: Understanding your waste management fees is also important. In Boise, comprehensive services including trash, recycling, and compost collection along with hazardous waste pickup are bundled together, costing just over $25 per month, which is quite reasonable and includes several community services​

Setting Up Your Utilities

When you move to Boise, setting up these services is straightforward. Most utility companies offer online applications and customer service for new residents, making it easy to get everything connected before you arrive. It’s a good idea to arrange these services at least a couple of weeks in advance of your move to ensure everything is up and running when you get there.

For more detailed information and specific pricing updates, it’s always best to contact the utility providers directly or visit their websites. This will give you the most current data and help you budget effectively for your new living situation in Boise.

Conclusion

As a seasoned expert dedicated to Boise’s vibrant real estate scene, I understand the intricacies of relocating to a new city, and getting your new home set up.  Many areas around the Treasure Valley have their own utility companies and getting them transferred seamlessly to the new owner is imperative.  Helping buyers navigate getting their homes ready to occupy while getting familiar with their new city is part of the services I offer to all my clients.

For a free relocation consultation and to learn more about this area please contact me, Jennifer Louis, at (208) 509-9122 or [email protected]. Schedule your home value consult here.

Selling Your Home in Boise:  An Insider’s Guide

Selling Your Home in Boise: An Insider’s Guide

In the heart of one of America’s hottest real estate markets, selling your home requires a blend of art, science, and timing. Here’s how you can maximize your sale price and minimize time on the market, all while keeping the process stress-free when selling your home in Boise.

Crafting a Market Presence

First impressions are critical. A strong online presence, with the right photos and virtual staging, can make or break your sale. It’s all about creating a vision: neutral tones, strategic furniture placement, and clutter-free spaces help potential buyers picture themselves in your home. Professional photography plays a crucial role too, capturing the essence of each room without misleading prospective buyers about size or layout. These images are carefully sequenced to narrate a virtual walkthrough, complemented by descriptions that highlight the home’s best features and the charm of the neighborhood.

Timing the Market

Timing your listing is key. While Boise’s market is buoyant enough to sell year-round, certain times are better than others. Avoid listing during the busy holiday season from Thanksgiving through New Year, when buyers are distracted. Spring bursts with buyer activity, making it a prime time to list, but it also brings high competition. Summer has its lulls around major holidays. For optimal results, consider early fall when the weather is still inviting, and the buyer urgency is high, yet competition starts to wane.

Pricing It Right

Setting the right price is crucial and often misunderstood. Overpricing can cause your home to linger on the market, inviting low offers and skepticism. As your listing agent, I harness in-depth market analysis to set a competitive price that reflects your home’s worth and market conditions. This strategic pricing helps attract serious buyers quickly, potentially sparking multiple offers, especially if your home boasts desirable features or upgrades. Remember, a well-priced home often sells faster and for a higher price as it avoids the stigma of sitting unsold.

Conclusion

As a seasoned expert dedicated to Boise’s vibrant real estate scene, I understand the intricacies of selling a home here. From carefully assessing the right price and timing to optimizing your home’s marketing presence, my approach is designed to maximize both price and buyer interest. Partner with me, and let’s get your home sold with the finesse and expertise it deserves. Ready to stand out in the market? Let’s make your home the next Boise success story!

For a free home consultation and to learn more about how we can help sell your home efficiently and profitably, please contact me, Jennifer Louis, at (208) 509-9122 or [email protected]. Schedule your home value consult here. Let’s make your home selling experience as rewarding