Idaho · main city

Buying a home in Boise, Idaho

In Boise, the median value of owner-occupied homes is $529,500, Ada County's effective property tax rate is 0.52%, a purchase mortgage carried a median $8,356 in total loan costs in 2025, and median gross rent is $1,446 a month.

Data as of : Census ACS 2025 1-year, Census Vintage 2024, FHFA HPI 2026Q2, Census ACS 2020-2024, HMDA 2025, HUD FY 2027. Sources

Checked on against the official sources listed at the bottom of the page.

Boise home costs, fact by fact

Calculate for Boise

If you buy

Idaho state transfer tax

Idaho has no real estate transfer tax. Change the price: the amount is recalculated instantly.

Price$529,500
State transfer tax$0
Share of the price—

Default price: the Boise median value of owner-occupied homes, $529,500 (Census ACS 2025). Rule: No tax is based on the price. Recording fees are flat per instrument and per page. Who pays: Nobody pays a transfer tax. The statute says recording fees are paid by the party who asks the recorder to record; the contract and closing agent decide who bears each charge. Not included: county and city transfer taxes, recording fees, title insurance and lender charges. Idaho transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: Idaho state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

In short

The median value of owner-occupied homes in the city of Boise is $498,500, according to the Census Bureau’s 2024 American Community Survey. The City of Boise’s Homeownership Opportunity Program offers eligible buyers up to $45,000 toward a purchase inside city limits, and Idaho Housing and Finance Association offers up to 8% of the sales price in down payment help, according to their websites.

How much homes cost in Boise

The Census Bureau’s American Community Survey (ACS) asks owners how much they think their home would sell for. The median of those answers is a useful benchmark, but it is not a sale price: it covers every owner-occupied home, including homes bought long ago. Our page on Idaho home prices explains the method in detail.

AreaMedian value, 2024 (ACS)Margin of error (90%)
City of Boise$498,500±$17,793
Ada County$541,300±$12,945
Boise City metro area$484,000±$5,958
Idaho$446,400±$5,301
United States$360,600±$618

Source: U.S. Census Bureau, ACS 1-Year Estimates 2024, table B25077. The 2025 estimates are scheduled for October 29, 2026.

Are Boise prices rising?

The Federal Housing Finance Agency (FHFA) tracks repeat sales of the same single-family homes. Its purchase-only, seasonally adjusted index for the Boise City metro area, published August 25, 2026, shows:

Area1-year change (Q2 2025 to Q2 2026)5-year change (Q2 2021 to Q2 2026)
Boise City, ID metro area+4.0%+15.0%
Idaho+3.6%+24.6%
United States+2.1%+33.4%

Source: FHFA House Price Index, quarterly purchase-only files. Changes calculated by Payotte from the published index values.

Prices in the Boise area rose faster than the nation’s over the past year, but five-year growth is the smallest of the three.

Closing costs, property tax and other costs

On top of the price, buyers and sellers pay closing costs: lender fees, the appraisal, escrow and recording fees, and title insurance. Several of these depend on the loan and on the providers you choose. We keep one set of figures for the whole state so that the numbers on every page agree. Please read:

Help buying in Boise

Two public sources of purchase help apply to a home in Boise. Our guide to first-time buyer programs in Idaho compares them with the details.

ProgramWho runs itMaximum helpIncome rule
Down payment assistanceIdaho Housing and Finance AssociationUp to 8% of the sales price, as a second mortgage; $500 of your own funds$170,000 or less for most products
Homeownership Opportunity ProgramCity of BoiseUp to $45,000 for a standard home, deferred mortgage50% to 80% of area median income

Sources: Idaho Housing, down payment assistance page; City of Boise, Homeownership Opportunity Program policy revised February 20, 2025.

For the City’s program, the home must be inside Boise city limits, and applications come only through two partner organizations listed on the City’s page. The City’s 2026 income guidelines, effective June 1, 2026, put the 80% of median income limit at $62,000 for one person, $70,960 for two and $88,550 for four. The City also runs a Home Improvement Program for owners under 80% of area median income who need urgent repairs, with forgivable, deferred or traditional loans depending on income.

For Idaho Housing’s tax-exempt first loan in Ada County, its chart lists a maximum sales price of $613,662, effective May 6, 2026. That is $115,162 above the Census median value for the city of Boise.

Idaho guides for Boise buyers

Frequently asked questions

What is the median home price in Boise?

The Census Bureau’s 2024 American Community Survey puts the median value of owner-occupied homes in the city of Boise at $498,500 (±$17,793). This is what owners think their home is worth, not the median sale price of recent sales.

Are home prices in Boise going down?

According to the FHFA purchase-only index, prices in the Boise City metro area rose 4.0% between the second quarter of 2025 and the second quarter of 2026. Over five years, they rose 15.0%.

Does Boise have down payment assistance?

Yes. The City of Boise’s Homeownership Opportunity Program offers a deferred mortgage of up to $45,000 to buyers earning 50% to 80% of area median income, for homes inside city limits. Idaho Housing offers up to 8% of the sales price statewide.

How do I apply for the City of Boise’s program?

The City accepts referrals only through two partner organizations listed on the City’s page, which provide the required counseling and help secure the first mortgage. Contact one of them first.

Which Idaho Housing price limit applies in Boise?

For its tax-exempt first loan in Ada County, Idaho Housing’s chart (Rev. 6-03-26) lists a maximum sales price of $613,662. Other limits may apply to other products, so ask an approved lender.

More Idaho guides

Sources

Questions about buying a home in Boise

How much is property tax in Boise?

Homeowners in Ada County pay a median $2,655 a year in property tax, 0.52% of the county median home value of $512,300 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Boise?

Home-purchase mortgages in Ada County carried median total loan costs of $8,356 in 2025; half of the 6,693 loans fell between $5,160 and $13,388 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in Boise?

No Idaho transfer tax was found in the statutes and county fee schedule read. A deed transfer carries flat recording fees, which in Ada County are $15 for a deed and $45 for a deed of trust, and private transfer fees on resale are unenforceable.

Is it cheaper to rent or buy in Boise?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Boise ($484,800) equals 27.9 years of the median gross rent ($1,446 a month), both from Census ACS 2020-2024.

Run your own numbers: rent vs buy calculator · closing costs calculator.

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Who licenses each trade in Idaho

Other large cities: see cities in Idaho.

Data sources for the figures above

Idaho · All states · Federal guides