Idaho (ID) housing market
Cool MarketStatewide monthly sale-market indicators for rental investors — not a substitute for local rent comps, taxes, or insurance, but a fast read on price level, pace, and negotiation pressure.
Data period: May 2026
Market snapshot
- Median sale price
- $503K
- Median days on market
- 35 days
- Months of supply
- 2.5
- Active inventory
- 7,404
- Homes sold
- 3,003
- Sale-to-list ratio
- 99.1%
- Listings with price drop
- 32.3%
- Data month
- May 2026
Pair this view with the rental property calculator, DSCR calculator, and cap rate calculator — or browse all calculators.
Rental Investor Snapshot
Labels below come from monthly sale-market indicators only. True cash flow requires local rent, taxes, insurance, vacancy, and expense assumptions — model those in the rental calculator, then sanity-check against sale-speed signals here.
- Market temperature
- Balanced
- Buyer leverage
- High
- Pricing signal vs. U.S. median
- Near U.S. median (price only)
- Investor fit (heuristic)
- Negotiation
Watch-outs
- Elevated price cuts can signal negotiation room — verify condition, rents, and comps street-by-street.
Suggested next step: Run a rental property analysis with your own rent, financing, vacancy, and expense assumptions — then sanity-check against this market's sale-speed and negotiation signals.
Cool Market
Buyer activity is slowing, creating more negotiating room.
Idaho market summary
The Idaho housing market is cooling down. As of May 2026, the median home sale price is $503K, up 1.4% year-over-year. Homes are spending a median of 35 days on the market, 0.0% shorter than a year ago.
There are 7,404 homes for sale — 25.8% fewer than last year. With 2.5 months of supply, this is a seller's market. 3,781 new listings were added during this period, down 11.5% year-over-year.
Homes are selling for 99.1% of their list price on average, suggesting room for negotiation. 17.4% of homes sell above their asking price. 32.3% of listings have had a price drop.
Market Opportunity Score
Based on current market conditions
67
Contributing Factors
How This Market Compares
vs. National Median
Investor takeaway
The cooling market may present buying opportunities with less competition and more negotiating leverage. A significant share of sellers are cutting prices, which can signal motivated sellers and potential deals.
Idaho market trends
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Detailed market metrics
Median list price
$577K
Price per sq ft
$287
Sale-to-list ratio
99.1%
Months of supply
2.5
Sold above list
17.4%
Price drops
32.3%
New listings
3,781
↓ 11.5% YoY
Pending sales
3,066
Idaho housing market FAQs
What is the median home price in Idaho?
For the latest published month, the median sale price in Idaho is $503K. Median means half of homes sold above that price and half below — it is a useful benchmark, not a rule for every listing.
Is Idaho a buyer's or seller's market?
With about 2.5 months of supply, conditions often favor sellers (inventory is relatively tight versus sales pace). Buyers may need to move quickly and keep offers competitive.
How long do homes stay on the market in Idaho?
For the latest published month, the median days on market in Idaho is 35 days — half of homes went pending faster and half slower.
Is Idaho good for rental property investors?
Sale-market stats show how competitive buying is (speed, negotiation, inventory). They do not prove rent performance. Idaho can still work for rentals if the numbers work on a deal-by-deal basis — use local rent comps, financing, vacancy, and expenses in the rental property calculator.
How should investors analyze a rental property in Idaho?
Start with purchase price, financing, rent, vacancy, operating expenses, and capital repairs. Stress-test rates and rent. Will It Flow’s rental property calculator is built to translate those inputs into cash flow, DSCR, cap rate, and cash-on-cash return for Idaho deals.
Metro markets in Idaho
Open a metro for the same investor snapshot and trends, then run a shortlist through the DSCR calculator and cap rate calculator.
Boise City, ID
$520K median · 29 days on market
Coeur d'Alene, ID
$575K median · 26 days on market
Idaho Falls, ID
$411K median · 33 days on market
Twin Falls, ID
$382K median · 50 days on market
Pocatello, ID
$359K median · 39 days on market
Sandpoint, ID
$652K median · 43 days on market
Lewiston, ID
$385K median · 32 days on market
Blackfoot, ID
$382K median · 58 days on market
Hailey, ID
$895K median · 55 days on market
Moscow, ID
$449K median · 13 days on market
Mountain Home, ID
$361K median · 26 days on market
Burley, ID
$357K median · 46 days on market
Rexburg, ID
$592K median · 88 days on market
More Idaho housing market data
Compare how Idaho fits nationally on the U.S. housing market overview, or browse the top 100 U.S. metro housing markets by sales activity.
New to underwriting? Read how much cash it takes to buy a rental in 2026 — then stress-test assumptions in the calculators above.
Underwrite a Idaho rental with real numbers
Cash flow, Cap Rate, DSCR, and cash-on-cash return — built for speed without skipping rigor.
Housing market data provided by Redfin, a national real estate brokerage. Not financial advice. Always consult a qualified professional before making investment decisions.