Idaho rental market data

Across 13 metros with rent-growth data, the median annual increase was 3.2%. Home values rose a median 2.0% across 16 metros, leaving rents ahead by 1.2 percentage points. Both measures were still positive, so the evidence describes a relative separation rather than falling values across the measured distribution.

Mountain Home shows the stronger version of the pattern: rent rose 6.2% while its $360,908 home value rose 1.2%, with $1,565 monthly rent and a 5.2% gross yield. Boise City had 5.0% rent growth against 0.5% value growth, but its $497,239 value and $1,874 rent produced a lower 4.5% gross yield. The screen should distinguish rent momentum from entry-price efficiency; faster rent growth does not by itself establish a stronger net return.

The median across 16 metros was 2.8 months of supply and 41 days on market, but the measured supply distribution ran from 2.0 months at the 10th percentile to 6.6 months at the 90th. A median 32.1% of listings had price drops. Across the 12 metros with sale-to-list data, the median sale price was 98.8% of list, indicating some seller concession without establishing severe statewide illiquidity.

Boise City combined 1.7 months of supply and 29 days on market with price drops on 36.4% of listings. It also recorded 9,910 permitted units, or 12.2 per 1,000 residents. Rexburg presented the opposite resale picture despite a similar permit rate of 11.5 per 1,000: 9.5 months of supply, 88 days on market and 20.1% price drops. That divergence makes local inventory and likely holding time more useful screening inputs than permit intensity alone.

The median year-over-year job change across 16 metros was negative 0.2%, with the measured range running from negative 0.8% at the 10th percentile to positive 0.9% at the 90th. The stronger named markets provide a real counter-signal: Twin Falls posted 1.1% job growth, Boise City 1.0%, and Coeur d’Alene 0.9%.

Migration data for 43 counties recorded 59,753 arrivals and 53,990 departures, a net gain of 5,763 people or 3.0 per 1,000 residents. Incoming aggregate adjusted gross income exceeded outgoing income by $600,218. These measures do not fully resolve the demand question because the IRS migration period is 2022–2023 while the employment measures are current; they should be treated as separate checks on household inflow and current labor demand.

Across 16 measured metros, the median home value was $430,085, median asking rent was $1,513 and median gross yield was 3.7%. Gross yields ranged from 3.0% at the 10th percentile to 5.1% at the 90th. The median price-to-income ratio was 5.8 and reached 10.8 at the 90th percentile, while median rent equaled 25.5% of income and reached 35.3% at the 90th.

The median asking rent was 117.9% of the $1,206 median two-bedroom HUD Fair Market Rent. Mountain Home paired a $360,908 value with $1,565 rent and a 5.2% gross yield, but rent equaled 28.7% of its $65,359 median income. Burley’s $340,981 value and $1,463 rent produced a 5.2% gross yield with a 24.9% rent-to-income ratio. These are gross relationships: they do not deduct vacancy, maintenance, management, financing, taxes or insurance.

Across all 44 counties, the median ACS overall housing vacancy rate was 10.5%, rising to 38.6% at the 90th percentile. The median renter share was 24.6%, while 79.1% of housing was single-family and only 0.9% was in large multifamily properties. Meanwhile, a median 43.4% of renters were paying at least 30% of income toward rent.

The extremes illustrate why the measures cannot be read as conventional apartment vacancy. Valley County had a 66.5% overall vacancy rate, but renters represented 18.1% of households and single-family homes represented 84.3% of stock. Clark County, with a population of 849, combined 38.8% overall vacancy with a 38.7% renter share and a 57.7% rent-burden rate. Seasonal, second-home and other vacant units may be included, so property-level leasing evidence is still required.

FEMA assigns inland flood as the mutually exclusive leading-hazard label for 35 counties and wildfire for 9. Across 44 counties, the median hazard-loss ratio was 0.172% and the 90th percentile was 0.422%. Boise County’s ratio was 0.701%, and Adams County’s was 0.603%, showing that the upper tail can sit well above the statewide county median.

Property-tax rates followed a different geography. The county median was 0.446% and the 90th percentile was 0.628%, with a median tax bill of $1,443 and a 90th-percentile bill of $2,229.80. Boise County combined its elevated loss ratio with a 0.338% tax rate and $1,611 median tax, while Nez Perce County had a 0.780% tax rate, a $2,609 median tax and a lower 0.142% loss ratio. These county measures can flag underwriting questions, but a leading-hazard label is not evidence that a specific parcel is exposed.