TLDR – Key Takeaways for Boise Buyers
- Median home price around $520K, stabilizing after a dip in 2023-2024.
- Mortgage rates in the mid-6% range; experts see only slight easing into 2026.
- Inventory levels rising in Eagle and Boise, with more price reductions than last year.
- Buying in 2025 may capture seller concessions and better terms, while waiting could risk a 3–5% rebound.
- Partner with a top Boise realtor for local insight and negotiation power.
What’s Happening in the Boise Market Right Now?
Buying a home in Boise or Eagle in 2025 feels different from the frenzied days of 2021–2022. Prices have steadied, open house traffic is calmer, and buyers finally have room to negotiate.
According to Intermountain MLS data, Boise’s median sale price sits near $520,000—about flat compared to last year. Eagle remains one of the Treasure Valley’s most desirable luxury markets, with homes averaging above $750,000.
The good news for buyers? Inventory is up across Ada County, giving you more options and leverage. In neighborhoods like Meridian and Nampa, price cuts of $10K–$25K are common.
Will Boise Home Prices Keep Falling or Stabilize?
National forecasts show home prices rising 1% in 2025 and up to 4% in 2026. Boise tends to outperform national trends thanks to steady in-migration from California, Washington, and Texas.
Translation: The market looks closer to stabilizing than crashing. If you’re waiting for a big drop, history suggests it may never come.
How Could Mortgage Rates Shift by 2026?
Economists project 30-year fixed mortgage rates easing only slightly—to around 6.2% by late 2026. That’s far from the 3% era of 2021.
If you’re hoping to wait for a major drop, keep in mind: even a half-point rate decline can be wiped out by a 3–5% rise in home values.
Should You Buy Now or Wait? Consider Your Timeline
Buying isn’t just about math—it’s about lifestyle. Ask yourself:
- Will waiting mean paying higher rent for another year?
- Do you need more space for a growing family?
- Could moving sooner give you access to better schools or shorter commutes?
In many cases, the cost of waiting outweighs the benefit of slightly lower rates.
Case Study: Buying in a Softer Market
One Eagle family acted quickly in spring 2025. Their dream home sat on the market for 45 days—something unheard of a few years ago. We negotiated a $20,000 price reduction plus a 2-1 rate buy-down covered by the seller. Their monthly payment ended up lower than renting an equivalent home in Boise’s North End.
The takeaway: acting when others hesitate gives you leverage.
Strategic Tips for Boise Buyers in 2025
- Get pre-approved for today’s rates—if they drop, you win.
- Look at homes on the market 30+ days. These sellers are motivated.
- Negotiate for credits, not just price cuts. Rate buy-downs can save you thousands.
- Check out new construction. Builders in Meridian and Kuna are offering strong incentives.
- Stay ready to lock. If rates dip even slightly, move quickly.
Frequently Asked Questions About Buying a Home in Boise in 2025
Q1. Are Boise home prices expected to drop further in 2025?
Most experts project stabilization, not sharp declines. Boise’s median home price is around $520,000, with Eagle and Meridian holding steady. Inventory growth has created more buyer leverage, but long-term demand in the Treasure Valley keeps prices resilient.
Q2. Will mortgage rates be lower in 2026?
Forecasts suggest rates may ease slightly to the low 6% range by late 2026. However, even a small drop in rates could be offset by a 3–5% increase in Boise home prices.
Q3. Is inventory really growing in the Boise housing market?
Yes. Ada and Canyon County listings have increased compared to last year, especially in Meridian, Kuna, and Nampa. More active listings mean more negotiating room for buyers.
Q4. What neighborhoods offer the best opportunities right now?
- Eagle: Luxury homes with longer days on market = room to negotiate.
- Meridian: Strong new construction incentives.
- North End (Boise): Slower sales give buyers more leverage.
- Kuna & Nampa: Family-friendly and still relatively affordable.
Q5. Should I wait to save a bigger down payment?
If you can reach your savings goal in 6–12 months, it may help. But if waiting means paying higher rent or missing out on concessions (like seller-paid rate buy-downs), buying now could still be smarter financially.
Q6. Is Boise still a good place to invest in real estate in 2025?
Yes. Steady population growth, a diverse job market, and lifestyle appeal keep Boise and Eagle high on investors’ radar. While appreciation may be modest short-term, the long-term outlook for Boise real estate remains strong.
Final Thoughts
For buyers needing stability within the next 12 months, 2025 is a strategic opportunity in Boise’s housing market. Prices appear near their floor, inventory is strong, and sellers are willing to negotiate.
Waiting until 2026 could bring minor rate relief, but history shows Boise’s market rebounds quickly once buyers return.
👉 Bottom line: You can refinance a mortgage if rates drop, but you can’t roll back next year’s home price increases.
Chris Budka | Boise & Eagle Idaho Realtor
👉 Call/Text: (208)745-2895
👉 Email: [email protected]
👉 Website: https://chrisbudka.com
