Appreciation Investing in Boise, ID
Data-driven appreciation analysis for Boise, ID — score breakdown, key investment metrics, and how it compares to other markets.
Last updated: May 2026
Score Breakdown
Key Metrics for Appreciation
Pop. Growth
+12.0%
Exceptional
Median Income
$88,907
Household income
Vacancy Rate
4.1%
Very tight supply
Population
508K
Metro demand indicator
Appreciation Investment Thesis
Boise saw explosive appreciation from 2020–2023 and prices have stabilized. The 12% population growth and remote worker migration from the Bay Area continue, but the pace of appreciation has moderated. Low vacancy (4.2%) and limited new supply support the long-term thesis.
How Boise Compares
| Rank | City | Appreciation Score | Cap Rate | Median Price |
|---|---|---|---|---|
| #1 | Austin, TX | 7.9 | 4.3% | $450,000 |
| #2 | Raleigh, NC | 7.5 | 5.1% | $380,000 |
| #3 | Phoenix, AZ | 7.0 | 4.9% | $385,000 |
| #4 | Boise, ID | 7.0 | 4.5% | $420,000 |
| #5 | Seattle, WA | 6.9 | 3.8% | $720,000 |
| #6 | Huntsville, AL | 6.5 | 7.1% | $260,000 |
| #7 | Charlotte, NC | 6.5 | 5.6% | $340,000 |
Showing markets ranked near Boise for this strategy.
Quick Math: Estimated Annual Return
Based on median market data. Your actual returns will vary based on specific property, financing, and management costs. Always run your own analysis before investing.
Frequently Asked Questions
What is the appreciation score for Boise, ID?
Boise, ID scores 7.0 out of 10 on our appreciation score, ranking #4 out of 52 markets we track. Weighted composite: population growth (40%), median household income (25%), low vacancy (20%), metro size/demand (15%). Scale 0–10.
Is Boise a good city for appreciation investing?
Yes — Boise, ID ranks in the top 10 for appreciation investing with a score of 7.0/10. Key factors include a median home price of $420,000, cap rate of 4.5%, and positive population growth of +12.0%.
What is the average cap rate in Boise?
The average cap rate in Boise, ID is 4.5%. The median home price is $420,000 with a median monthly rent of $1,600, resulting in a rent-to-price ratio of 0.38%.
What are the property taxes in Boise?
The effective property tax rate in Boise, ID is 0.63%. On a $420,000 property, that translates to approximately $2,646 per year in property taxes.
How does Boise compare to other appreciation markets?
Among our 52 tracked markets, Boise, ID ranks #4 for appreciation investing. It is one of the top-performing markets for this strategy.
What is driving population growth in Boise?
Boise, ID has a 5-year population growth rate of +12.0% and a median household income of $88,907. Strong job growth and migration trends are fueling above-average population increases, which typically correlates with sustained home price appreciation.
Run Your Own Numbers for Boise
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