The story of this market
The typical home in Ada County, Idaho sells for about $551,346, or $290 per square foot.
Prices are down 2.4% from a year ago, which gives buyers more room to negotiate. Homes take about 24 days to sell, which is fast. Over the long run, values in this county have grown 246% since 2000. Last year 78 of 112 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is winter weather, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,540 a month.
HUD sets the fair market rent for a 2-bedroom at $1,540 a month. FEMA's National Risk Index rates overall hazard risk here as Very Low.
Price climate
Every year of price change, 2000–2025
0%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2006 (+24.9%). Worst: 2010 (-14.4%). Hover to read a year.
Monthly price momentum
Home values since 2015
+5.3%
ID · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$2,132
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
0%
2025 change
FHFA repeat-sales index, median of 112 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
9
Very Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $115,618,921.
Mortgage activity
Home lending in this county
87.3%
2019 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 34422 | 21280 | 84.6% | 8% | $275,000 |
| 2019 | 44491▲ | 27768▲ | 87.3%▲ | 8.5%▲ | $315,000▲ |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Ada County, Idaho
Ada County's residential real estate market has normalized into a balanced posture after earlier rapid fluctuations, characterized by steady sale-to-list ratios near 100% and moderate days on market around 24 days. Inventory levels have recovered from historic lows, allowing buyers more selection while sustained in-migration and major tech investments support price stability.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 6 cities · 15 ZIP reports
Median prices moved down 0.7% year over year.
Homes spend a median of 75 days on market with 0.1 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 15.55% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.1% · poverty 8.3% — a stable, low-distress profile.
Owned and leased federal assets with active or excess status, per the General Services Administration's Real Estate Across the United States inventory (read 2026-09-25). A federal footprint read on this county — not a market valuation, and never an attribute of any individual property or tenant.
Deterministic aggregate of 15 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Ada County, Idaho — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 9.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Each property observation weighs one in its ZIP's deterministic roll-up — property-level records (taxes, scores, permits) never roll individually. Latest property research run Oct 7, 2026.
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| 83616 | Eagle | $814,000 | $310 | +1.1% | 50 | 97.5% | 18% | 4.2 | 215 | $2,100 | researched Sep 29 |
| 83634 | Kuna | $435,000 | $257 | -3.3% | 82 | — | — | — | 909 | $2,300 | researched Sep 29 |
| 83642 | Meridian | $552,834 | $267 | +0.8% | 47 | 99.5% | 0.4% | 2.3 | 146 | $2,495 | researched Sep 29 |
| 83646 | Meridian | $552,500 | $265 | +4.5% | 77 | — | — | — | 639 | $2,405 | researched Sep 29 |
| 83669 | Star | $596,000 | $743 | +2.8% | 131 | 96% | — | — | 9 | $1,540 | researched Sep 29 |
| 83702 | Boise | $917,923 | $395 | +0.2% | 34 | 98% | 0.3% | 1.9 | 52 | $2,400 | researched Sep 29 |
| 83703 | Boise | $639,900 | $358 | +2.4% | 32 | 98.5% | 12% | 2.7 | 48 | $2,250 | researched Sep 29 |
| 83704 | Boise | $449,900 | $285 | +0.2% | 32 | 98.5% | 15% | 2.6 | 96 | $1,850 | researched Sep 29 |
| 83705 | Boise | $449,000 | $325 | -0.3% | 16 | — | — | — | 113 | $1,540 | researched Sep 29 |
| 83706 | Boise | $515,327 | $339 | +0.2% | 51 | 98.5% | 4.2% | 2.6 | 4,956 | $1,850 | researched Sep 29 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Ada County exhibits overall property and violent crime rates substantially below both national baselines and larger western metropolitan averages, though urban activity concentrates within central Boise transit and entertainment corridors.
The county is primarily served by the West Ada and Boise School Districts, both of which consistently score above state averages on academic proficiency and post-secondary matriculation.
Wildfire risk is moderate to severe along the Boise Foothills and rural interfaces, while localized flood risk centers near the Boise River corridor; standard residential insurance costs remain relatively low compared to coastal states.
Sustained economic growth is anchored by major technology, government, and healthcare employers including Micron Technology, St. Luke's Health System, and state agencies, supported by regional infrastructure enhancements across the I-84 corridor.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. Federal (United States (federal)) — Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) Superfund Liens: Establishes a statutory federal lien upon the parcel running in favor of the United States for all unrecovered cleanup costs, damages, and statutory interest incurred by the EPA. Rate and formula: Direct Dollar-for-Dollar Reimbursement (Lien Amount = Incurred Response Costs + Administrative Costs + Federal (United States (federal)) — Foreign Investment in Real Property Tax Act (FIRPTA) Withholding: Imposes an affirmative withholding tax obligation on the transferee (buyer) to withhold and remit tax on the gross amount realized (gross sales price). The statutory base withholding rate is 15% of the total purchase price (Formula: Tax = Amount Realized × 15%). Exemptions and reductions: (1) 0% wit Federal (United States (federal)) — Federal General Tax Lien Encumbrance: Under IRC § 6321, a statutory lien arises automatically as of the date of assessment and attaches to all real property owned or acquired by the taxpayer.
Ada County maintains a deep rental inventory with asking rents holding relatively steady across suburban apartment complexes in Meridian and infill projects in Boise, balanced by steady in-migration and moderate tenant turnover.
The Ada County economy is anchored by advanced technology, state government, healthcare, and agribusiness services, bolstered by major corporate presences such as Micron, HP, and Albertsons corporate headquarters.
Interstate 84 functions as the central east-west arterial connecting Boise, Meridian, and Canyon County, supported by ACHD-managed arterials and limited regional bus transit by Valley Regional Transit.
Substantial suburban residential expansion continues across northern and southwestern Meridian, Star, and Kuna, accompanied by commercial infill across Downtown Boise.
The Ada County Assessor appraises properties at full market value annually, determining the tax apportionment base for overlapping taxing districts across the county.
Properties are subject to county, municipal, school district, and Ada County Highway District (ACHD) levies, alongside emergency services and irrigation district assessments where applicable.
Property insurance rates in Ada County remain moderate compared to national coastal baselines, though wildfire hazard zones along the foothills face more stringent underwriting scrutiny.
- Wahooz Family Fun Zone4.411.2 mi
- Roaring Springs Water Park4.411 mi
- Shindig Farms4.616.8 mi
- Fly High Boise Trampoline Park4.59.9 mi
- K1 Speed Boise4.511.2 mi
- Ford Idaho Center4.316.1 mi
- Wahooz Family Fun Zone4.411.2 mi
- Topgolf Boise4.19.7 mi
- Expo Idaho4.512 mi
- Albertsons Stadium4.68.9 mi
- Ann Morrison Park4.79.2 mi
- Zoo Boise4.29.2 mi
- Cinemark Majestic Cinemas4.510.1 mi
- Wahooz Family Fun Zone4.411.2 mi
- Settlers' Park4.713.4 mi
- Old Idaho Penitentiary Site4.89.5 mi
- Freak Alley Gallery4.79.8 mi
- Hyde Park4.810.7 mi
- Warhawk Air Museum4.915.9 mi
- Discovery Center of Idaho4.49.2 mi
- Ann Morrison Park4.79.2 mi
- Zoo Boise4.29.2 mi
- Settlers' Park4.713.4 mi
- Camel’s Back Park4.810.9 mi
- Discovery Park4.87.7 mi
- Topgolf Boise4.19.7 mi
- Falcon Crest Golf Club4.14.7 mi
- Warm Springs Golf Course4.48.7 mi
- Quail Hollow Golf Course4.412.8 mi
- Hillcrest Country Club4.57.4 mi
- Boise Towne Square4.39.1 mi
- The Village at Meridian4.611.2 mi
- WinCo Foods4.59.3 mi
- Albertsons Market Street4.611.1 mi
- WinCo Foods4.510.1 mi
- Boise Airport4.55.8 mi
- SKYDIVE SKYDOWN - Boise's closest skydiving experience!4.923.1 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A 25-mile tree-lined pedestrian and bicycle path traversing the heart of the county along the Boise River.
Year-round mountain resort just north of Boise providing skiing, snowboarding, mountain biking, and hiking.
Major outdoor lifestyle center featuring retail stores, restaurants, movie theaters, and a fountain gathering park.
Data retrieved from U.S. Census Bureau QuickFacts and ACS county profile tables for Ada County, ID.
applies when — Applies to the transfer of any real property improved by one to four dwelling units.
Requires the seller to provide a written property condition disclosure form to the buyer, detailing the condition of the property.
Idaho Code Title 55, Chapter 25.
applies when — The property must be owner-occupied and used as the primary dwelling place of the owner.
Exempts the lesser of $125,000 or 50% of the market value for assessment purposes from property taxation. Formula: Exemption = min($125,000, 0.50 * Market Value).
Idaho Code 63-602G; as amended by House Bill 885 (2026).
applies when — Applies to parcels governed by a homeowners' association as defined in Idaho Code 55-3203.
Imposes obligations regarding association governance, financial disclosures, and restrictions on covenants (e.g., limitations on short-term rental bans and accessory dwelling unit restrictions).
Idaho Code Title 55, Chapter 32.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.