All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Boise City, ID
Boise merits investigation by investors prioritizing rent momentum and job support; buyers whose underwriting cannot work at the reported yield should avoid it.
Median price$497k
Median rent$1,874
Gross yield4.5%
Job growth▲ 1.0%
Composite Market ScoreRank #63 of 571 scored US market areas
Direct rental answer
How much is rent in Boise City, ID?
Zillow's metro-wide Observed Rent Index is $1,874 per month for 2026-06-30. That is up 4.95% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Boise City
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Ada County, IDFIPS 16001 | $1,170 | $1,381 | $1,655 | $2,318 | $2,772 |
| Canyon County, IDFIPS 16027 | $1,170 | $1,381 | $1,655 | $2,318 | $2,772 |
| Gem County, IDFIPS 16045 | $834 | $908 | $1,190 | $1,601 | $1,882 |
| Owyhee County, IDFIPS 16073 | $1,170 | $1,381 | $1,655 | $2,318 | $2,772 |
| Boise County, IDFIPS 16015 | $1,170 | $1,381 | $1,655 | $2,318 | $2,772 |
The read
Why this market scores where it does
Boise merits investigation by investors prioritizing rent momentum and job support; buyers whose underwriting cannot work at the reported yield should avoid it. Median asking rent rose 4.95% while CES jobs rose 1.01%, but the gross yield is 4.52% at a $497,239 median home value.
The opportunity is positive household movement alongside tight for-sale inventory: tax filings show net migration of 4,426 households, and months of supply is 1.7. Those are favorable demand and inventory signals, but they do not establish achievable rent, occupancy, or expenses for a specific property.
Risk sits in affordability, construction, and resale pricing. The price-to-income ratio is 5.78, permits run at 12.22 per 1,000 residents, and 36.44% of listings had price drops. Inland flood is the dominant hazard, so verify parcel exposure and insurance terms rather than relying on a metro-wide loss ratio.
Frequently Asked Investor Questions
What are the median rent and gross yield?
Median asking rent is $1,874 per month, and the published gross yield is 4.52% at a $497,239 median home value.
What do employment and migration data show?
CES jobs grew 1.01% year over year; tax filings show 18,866 households moved in, 14,440 moved out, and net migration was 4,426.
What climate hazard needs review?
Inland flood is the dominant hazard, and the annual climate loss ratio is 0.1177% of building value; parcel exposure and insurance terms are not published.
Investor Quick Takeaways
Gross Yield: 4.5%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 4.95%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 6.9%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Boise City as the starting point or move into a more specific property and rent check.
Run cash flowStarts with this market's measured price and rentSave to shortlistCompare this metro with up to four other placesCheck rent by ZIPMove from metro context to a local rent benchmarkFind a comparison marketRead a curated two-market decision analysisShare this analysisEmail the canonical link without adding page scriptsReport a data issueSend the figure, source and release period to review
Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply1.7 mo.▼ from 3.1 mo. a year ago
Median days on market29 days▼ from 33 days a year ago
Listings with price drops36.4%▼ from 37.8% a year ago
Sale-to-list ratio99.7%2026-05-01
Home value growth▲ 0.5%Zillow ZHVI · trailing 12 months
Rent growth▲ 4.95%Zillow ZORI · trailing 12 months
Gross rental yield4.5%Rent × 12 ÷ price
Payroll job growth▲ 1.0%CES · 12m to 2026-06
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady67→67
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
The one chart
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
Reindexed Price vs. Rent Growth
2019 = 100 · annual · 2019–2026
Since 2019, prices are up 63% and rents 51%. Prices running ahead of rents is what compresses yield. ✓ recomputed from series
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
67| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 83 | 30% | 24.90 |
| Rent trend | 72 | 25% | 18.00 |
| Affordability | 39 | 15% | 5.85 |
| Supply pressure | 49 | 15% | 7.35 |
| Climate risk | 71 | 15% | 10.65 |
| Published score | 67 | ||
Boise City, ID scoreRank #63
67Job growth83/100
CES jobs grew 1.01% year over year -> employment is a supportive demand signal, not proof of property-level rent performance.
Rent trend72/100
Median asking rent rose 4.95% to $1,874 -> rent momentum is positive, while the income case starts at a 4.52% gross yield.
Affordability39/100
A 5.78 price-to-income ratio -> acquisition affordability is a clear underwriting weakness.
Supply pressure49/100
12.22 permits per 1,000 residents alongside 1.7 months of supply -> construction competition needs checking despite tight for-sale inventory.
Climate risk71/100
Inland flood is the dominant hazard and the climate loss ratio is 0.1177% -> parcel exposure and insurance terms need review.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$497k
YoY ▲ 0.5%
ZORI Median Rent
$1,874
YoY ▲ 4.95%
Gross Rental Yield
4.5%
Rent × 12 ÷ price
$1,874 × 12 ÷ $497,239
Job Growth (YoY)
▲ 1.0%
CES payrolls
Job signal 83/100
Median Household Income
$86k
Census ACS 5-year
Rent Burden
26.2%
Annual rent ÷ household income
Price-to-Income
5.8x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,655
Market rent 113.2% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$1,874Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$1,381−$493 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,655−$219 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,487−$387 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Boise City as context, then replace market-wide evidence with the candidate property's facts.
Direct local rental evidence
Recent leases and rental-market liquidity in Boise City, ID
These Apartment List observations match the exact metro CBSA code 14260. They are kept separate from Zillow asking rent, Census occupied-home rent and property-level comparables.
Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$1,4372026-07 · +5.7% year over year
Rental vacancy4.4%2026-07 · -2.3 percentage points year over year
Time on marketn/an/a
Measured rent retention
How much of gross yield survives the first two measured deductions?
This bridge subtracts direct rental vacancy and effective property tax only. It is not net yield, NOI, cap rate or property cash flow.
measured retention property tax vacancy
- Gross yield
- 4.5%
- Vacancy
- 4.4%
- Effective tax
- 0.5%
- Retained yield
- 3.8%
Regional price level
What feels expensive inside Boise City
BEA compares each category with the United States, which equals 100. This is a 2024 price-level comparison—not annual inflation.
BEA Regional Price Parities · 2024US = 100
Occupation wage lens
How asking rent sits against major local occupations
Annualized Zillow asking rent is divided by each BLS annual median wage. This is a screening ratio for one wage, not a household budget or affordability verdict.
Six largest published major groupsannual rent ÷ median wage
Office and Administrative Support Occupations$46,720 median wage
48.1%
Transportation and Material Moving Occupations$45,230 median wage
49.7%
Sales and Related Occupations$39,070 median wage
57.6%
Food Preparation and Serving Related Occupations$32,130 median wage
70.0%
Management Occupations$104,390 median wage
21.5%
Construction and Extraction Occupations$56,940 median wage
39.5%
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
9,660 units authorised in 2026, 10% of them in 5+ unit buildings. This is a single-family building cycle, so the competition is other houses, not new apartments. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
+4,426
18,866 in vs 14,440 out (IRS SOI)
▲ 23.5% of arriving households
Mover Income Gap
+$12,927
Arriving $81,907 vs leaving $68,980
Average AGI per tax return (IRS SOI)
Investor Purchase Share
6.9%
879 of 12,777 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.118% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Los Angeles County · Orange County · San Diego County · Maricopa County · King County
✓ 18,866 in − 14,440 out = 4,426 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Los Angeles, CA1,114 arriving
- Seattle, WA874 arriving
- Portland, OR683 arriving
Leading outbound markets
- Seattle, WA553 leaving
- Ontario, OR514 leaving
- Phoenix, AZ455 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- A 4.52% gross yield is before property-specific operating costs, which are not published.
- The record shows 9,910 permits but does not publish tenure or delivery timing, leaving competing-supply exposure unresolved.
- A 5.78 price-to-income ratio and 36.44% listing price-drop share indicate affordability and exit-price resistance.
Inside this metro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
Statistical peers
Market areas that behave like Boise City
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Boise City, ID (Target) | 67 | $497k | $1,874 | 4.5% | ▲ 1.0% |
| Lancaster, PA | 72 | $393k | $1,533 | 4.7% | ▲ 0.8% |
| Modesto, CA | 44 | $470k | $2,045 | 5.2% | ▲ 0.7% |
| Salem, OR | 45 | $455k | $1,626 | 4.3% | ▲ 1.4% |
| Kennewick, WA | 52 | $443k | $1,704 | 4.6% | ▲ 1.1% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |