In Boise City, a typical home is worth $484,800 and typical rent is $1,446 a month. Compared with all of Ada County, typical rent is 8% lower, typical household income is 8% lower, and the share of households that own their home is 8 points lower.
Boise City is in Ada County. The FHA loan limit ($586,500 for a one-unit home), the fair market rents and the help on this page are those of all of Ada County. See the county
What this place has that others do not, from public data, most unusual first.
1
63% of households in Boise City own their home, against 71% in Ada County.
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Boise City
What homes there are in Boise City, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Boise City
Ada County
Idaho
United States
Kind of home: Boise City and its comparisons
Measure
Boise City
Ada County
Idaho
United States
Detached house
64%
74%
74%
61%
Attached house
7%
5%
4%
6%
Building of 2 to 4
9%
6%
7%
8%
Apartments (5 or more)
17%
12%
9%
19%
Mobile home
3%
3%
7%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
Detached houses are the majority in Boise City (64%), but less so than in Ada County (74%).
Year built
Before 19601960–19791980–19992000–20092010 or later
Boise City
Ada County
Idaho
United States
Year built: Boise City and its comparisons
Measure
Boise City
Ada County
Idaho
United States
Before 1960
17%
10%
17%
26%
1960–1979
25%
17%
22%
24%
1980–1999
33%
28%
25%
25%
2000–2009
12%
20%
18%
14%
2010 or later
13%
25%
18%
11%
In Boise City, half of the homes were built before 1986; in Ada County, before 1997.
In Boise City, 13% of homes have 1 bedroom or none (studios); 62% have 3 bedrooms or more, against 73% in Ada County.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limit
Under $100K4%
$100K–$200K3%
$200K–$300K6%
$300K–$500K40%
$500K–$750K28%
FHA limit: $586,500
$750K–$1M10%
$1M or more8%
Value of owner-occupied homes: Boise City and its comparisons
Measure
Boise City
Under $100K
4%
$100K–$200K
3%
$200K–$300K
6%
$300K–$500K
40%
$500K–$750K
28%
$750K–$1M
10%
$1M or more
8%
With an FHA loan, the cap for Ada County is $586,500. About 63% of owner-occupied homes in Boise City are worth less than that.
Monthly rent with utilities
Under the limitOver the limit
Under $5005%
$500–$99912%
$1,000–$1,49938%
$1,500–$1,99929%
HUD fair market rent, 2 bedrooms: $1,540
$2,000–$2,49912%
$2,500–$2,9993%
$3,000 or more2%
Monthly rent with utilities: Boise City and its comparisons
Measure
Boise City
Under $500
5%
$500–$999
12%
$1,000–$1,499
38%
$1,500–$1,999
29%
$2,000–$2,499
12%
$2,500–$2,999
3%
$3,000 or more
2%
About 57% of rented homes in Boise City cost less than HUD's 2-bedroom fair market rent for Ada County ($1,540); the rest cost more.
With a mortgage
$1,779 a month
Ada County: $1,905 a month
Without a mortgage
$580 a month
Ada County: $546 a month
Owners with a mortgage
66%
Ada County: 67%
Owning costs less in Boise City: with a mortgage, the typical cost is $1,779 a month; in Ada County, $1,905. Without one, $580.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Boise City+91%
Ada County+89%
Idaho+97%
United States+53%
Typical rent
Boise City+51%
Ada County+59%
Idaho+45%
United States+33%
Typical household income
Boise City+40%
Ada County+38%
Idaho+40%
United States+29%
Change since 2015–2019: Boise City and its comparisons
Measure
Boise City
Ada County
Idaho
United States
Typical home value
+91%
+89%
+97%
+53%
Typical rent
+51%
+59%
+45%
+33%
Typical household income
+40%
+38%
+40%
+29%
Much as in Ada County, the typical home value in Boise City rose 91% since 2015–2019.
Rents in Boise City rose more slowly than in Ada County: 51% since 2015–2019, against 59%.
Housing prices ran ahead of income in Boise City: typical income rose 40%, against +91% for home values and +51% for rent.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Boise City and its comparisons
Measure
Boise City
Ada County
Idaho
United States
Rental vacancy
3.5%
4.1%
3.9%
5.5%
Homeowner vacancy
Unreliable estimate
0.6%
0.7%
0.9%
More than one person per room
2.1%
2.0%
3.1%
3.4%
People per household
2.28
2.49
2.64
2.53
Drive alone
68%
69%
73%
69%
Carpool
8%
7%
9%
9%
Public transit
1%
0%
1%
3%
Walk or bike
5%
3%
3%
3%
Work from home
18%
19%
13%
15%
Other means
2%
1%
1%
2%
Typical commute
10 to 19 minutes
Unreliable estimate
10 to 19 minutes
20 to 29 minutes
In Boise City, the rental vacancy rate is 3.5%, about the same as in Ada County.
More than one person per room: that is how 2.1% of households in Boise City live, near the figure in Ada County (2.0%).
On average, a household in Boise City has 2.28 people, fewer than in Ada County (2.49).
To get to work, 68% of workers in Boise City drive alone; in Ada County, 69%.
Do the math
What would you pay each month for a home in Boise City?
A typical home costs more than the typical income allows
We start with a typical home in Boise City, worth $484,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 55% of the typical household income in Boise City, which is $83,904 a year. For that payment to be 28% of income, a household would need to earn about $166,264 a year.
The calculator's FHA and conventional loan limits are those of all of Ada County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Boise City. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $16,968 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$3,879
at 7.18% · 30 years
Loan amount
$476,019
Total interest
$684,880
Paid off in
November 2056
Includes $8,187 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,958 a month
Tight
$1,958 to $2,517 a month
Hard
more than $2,517 a month
Your payment · 55%
Compared with the typical household income in Boise City ($83,904 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$3,225
Property tax
$238
Home insurance
$202
FHA mortgage insurance (MIP)
$214
You need at least $16,968 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $3,879; principal and interest $3,225.
The city and its county
Boise City and Ada County
Boise City is in Ada County, Idaho. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Boise City
Map of Ada County, Idaho, with Boise City marked. Around it, the neighboring counties.
Boise City
Ada County
Other cities with a page
Boise City's own numbers
Typical home value
$484,800
Typical monthly rent
$1,446
Typical yearly household income
$83,904
Households that own their home
63%
Effective property tax rate
0.59%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Ada County
FHA limit, one-unit home
$586,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,540
Price change over 5 years (FHFA)
+48%
Homes in a high flood-risk zone
2.4%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Ada County.
A typical home in Boise City is worth $484,800: 5% below the county and 16% above Idaho. With the typical household income in Boise City ($83,904 a year), a typical home costs 5.8 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Boise City5.8 years
Ada5.6 years
Idaho5.4 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Ada County
According to FHFA’s house price index, home prices in Ada County rose 152% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Ada County.
Yearly change in FHFA’s price index in Ada County, 2016 to 2025
2016: +9.2% +9.2% 2016
2017: +11.6% +11.6% 2017
2018: +13.8% +13.8% 2018
2019: +12.4% +12.4% 2019
2020: +9.0% +9.0% 2020
2021: +24.4% +24.4% 2021
2022: +15.3% +15.3% 2022
2023: −3.5% −3.5% 2023
2024: +4.1% +4.1% 2024
2025: +2.7% +2.7% 2025
Change in FHFA’s price index in Ada County, Idaho and the United States
Period
County
Idaho
U.S.
Last year (2025)
+2.7%
+2.3%
+2.9%
5 years (2020–2025)
+48%
+57%
+47%
10 years (2015–2025)
+152%
+149%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Boise City next to Ada County, Idaho and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Boise City$484,800
Ada$512,300
Idaho$418,600
United States$332,700
Typical monthly rent
Boise City$1,446
Ada$1,577
Idaho$1,238
United States$1,413
Typical yearly household income
Boise City$83,904
Ada$91,502
Idaho$77,800
United States$80,734
See the full table
Boise City next to Ada County and Idaho
Measure
Boise City
Ada County
Idaho
U.S.
Typical home value
$484,800 ▼5% below the county
$512,300
$418,600
$332,700
Typical monthly rent
$1,446 ▼8% below the county
$1,577
$1,238
$1,413
Typical yearly household income
$83,904 ▼8% below the county
$91,502
$77,800
$80,734
Households that own their home
63% ▼8 points below the county
71%
72%
65%
Typical yearly property tax
$2,883 ▲9% above the county
$2,655
$2,038
$3,119
Effective property tax rate
0.59% ▲0.07 points above the county
0.52%
0.49%
0.94%
Renters with high rent for their income
49%
49%
47%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Ada County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Boise City
For a typical $484,800 home in Boise City, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Boise City's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$3,880a month
Least cash to close
Down payment
$16,968
Cash to close
$31,512
Rate
7.18%
Mortgage insurance
FHA MIP · $214
Conventional, 5% down$3,791a month
Down payment
$24,240
Cash to close
$38,784
Rate
7.18%
Mortgage insurance
PMI · $230
Conventional, 20% down, no PMI$3,068a month
Down payment
$96,960
Cash to close
$111,504
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$3,516a month
Down payment
$72,720
Cash to close
$87,264
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Boise City
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$3,880
$16,968
$476,019
7.18%
FHA MIP · $214
$31,512
580
Conventional, 5% down
$3,791
$24,240
$460,560
7.18%
PMI · $230
$38,784
620*
Conventional, 20% down, no PMI
$3,068
$96,960
$387,840
7.18%
None
$111,504
620*
ITIN, 15% down (example)
$3,516
$72,720
$412,080
8.18%
None
$87,264
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in Boise City is $1,446 a month: 8% below the county. In Boise City, 49% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Ada County, by unit size. To pay the 2-bedroom one ($1,540 a month) without spending more than 30% of your income, you would need to earn $29.62 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Ada County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,152
$22.15
$46,080
1 bedroom
$1,295
$24.90
$51,800
2 bedrooms
$1,540
$29.62
$61,600
3 bedrooms
$2,132
$41.00
$85,280
4 bedrooms
$2,574
$49.50
$102,960
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Boise City
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Boise City has 8 ZIP codes with their own.
For 2 bedrooms it runs from $1,500 in 83703 to $2,090 in 83716.
6 of the 8 are above the fair market rent for Ada County ($1,540).
2-bedroom fair market rent in each of the 8 ZIP codes of Boise City, beside the one for Ada County. For 2 bedrooms it runs from $1,500 in 83703 to $2,090 in 83716. 6 of the 8 are above the fair market rent for Ada County ($1,540).
2-bedroom fair market rent in each ZIP code
Each line is one ZIP code: in color, those above the county's fair market rent; in gray, the rest.
County: $1,540
Lowest: $1,500 (83703)Highest: $2,090 (83716)
Fair market rent by ZIP code, HUD area and size in Boise City, fiscal year 2027. A ZIP code that crosses a HUD area line appears once per area.
83703
Boise City, ID
$1,100
$1,260
$1,500
$2,090
$2,510
83704
Boise City, ID
$1,160
$1,300
$1,550
$2,150
$2,590
83705
Boise City, ID
$1,060
$1,260
$1,500
$2,090
$2,510
83706
Boise City, ID
$1,170
$1,320
$1,580
$2,210
$2,640
83713
Boise City, ID
$1,370
$1,540
$1,830
$2,530
$3,060
83716
Elmore County, ID
$1,560
$1,750
$2,090
$2,890
$3,490
83720
Boise City, ID
$1,200
$1,350
$1,600
$2,220
$2,670
83725
Boise City, ID
$1,200
$1,350
$1,600
$2,220
$2,670
ZIP code2 bd3 bd
83703 $1,500$2,090
83704 $1,550$2,150
83705 $1,500$2,090
83706 $1,580$2,210
83713 $1,830$2,530
83716 $2,090$2,890
83720 $1,600$2,220
83725 $1,600$2,220
3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Boise City when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
There are 5 HUD-approved agencies with an office in Ada County; 3 say they serve in Spanish.
No down payment, repair or rent-help program on our list is for Boise City or Ada County. The ones below are statewide in Idaho: they work in Boise City the same as in the rest of the state.
Idaho state association second mortgage for up to 8% of the price for the down payment or closing costs, repaid in small monthly installments along with the first mortgage; you do not need to be a first-time buyer.Offered by Idaho Housing and Finance Association.
No legal help resource on our list is for Boise City or Ada County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Boise City and all of Ada County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Boise City?
The typical home value in Boise City is $484,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Ada County it is $512,300.
How much does it cost to rent in Boise City?
Typical rent in Boise City is $1,446 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Ada County is $1,540.
What is the FHA loan limit in Boise City?
Boise City uses the FHA limit for all of Ada County (2026): $586,500 for a one-unit home and $1,127,900 for a four-unit home.
How much property tax do owners pay in Boise City?
The typical homeowner in Boise City pays $2,883 a year, according to the U.S. Census Bureau. That is 0.59% of the home’s value; in Ada County, the rate is 0.52%.
Where can I find free help to buy or rent in Boise City?
There are 5 HUD-approved counseling agencies with an office in Ada County. 3 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.
