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Featured local agent — Idaho
Sarah Mitchell
Compass Real Estate · Idaho
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Idaho housing market
Idaho housing market summary
The typical home in Idaho is worth $478,744, up 2.0% over the past year. Homes that actually closed went for a median of $503,400 after 35 days on market. On supply, pricing discipline, and speed of sale, Idaho currently reads as a seller's market at 2.5 months of supply. At today's 7.03% 30-year fixed rate, that typical home costs $2,556 a month in principal and interest with 20.0% down.
Sources: Zillow, August 2026 · Refreshes monthly · Redfin, through May 2026 · Freddie Mac via FRED, September 2026
Idaho housing market at a glance
Every tile carries the provider and the month it was published
Typical home value
$478,744
+2.0% YoY · Zillow, August 2026
Median sale price
$503,400
Redfin, through May 2026
Typical asking rent
$1,692/mo
Median of 30 cities · Zillow, August 2026
30-yr fixed rate
7.03%
Freddie Mac via FRED, September 2026
Monthly P&I
$2,556
20.0% down, 30-yr fixed
Days on market
35
0 days YoY
Active listings
7,404
-25.8% YoY
Median household income
$74,636
U.S. Census ACS, 2023
Typical home value is Zillow's ZHVI — the value of a typical home across the whole housing stock, not just the homes that sold. Median sale price is what actually closed. Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026.
Where Idaho home prices are heading
Idaho's typical home value is $478,744, up 2.0% over 12 months. The two-year number matters more than the one-year number: it spans a full rate cycle rather than a single seasonal swing. Values are at or within a rounding error of their two-year high.
Against the national picture, Idaho runs 29.8% above the U.S. typical home value of $368,697, and its 12-month move of +2.0% is outpacing the national pace of +1.2%.
What would have to change for Idaho prices to fall. Prices fall when supply outruns demand for long enough that sellers compete on price rather than waiting. Idaho is carrying 2.5 months of supply — below the four-month line, so inventory would have to roughly double before sellers lose pricing power. Active listings are -25.8% year over year and new listings -11.5%, so supply is still tightening, which supports prices even with weak demand. The other lever is the rate. At 7.03%, existing owners with cheaper mortgages have little reason to list, which is what has kept supply artificially low across most of the country. A sustained move down in rates unlocks those sellers and adds inventory; it also adds buyers. Which side moves first decides the direction.
Market trends
Statewide monthly series · Redfin, through May 2026 · No longer updating · Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026.
What it costs to buy in Idaho at today's rate
Down payment
$95,749
20.0% of value
Loan amount
$382,995
30-yr fixed
Monthly P&I
$2,556
at 7.03%
Income needed
$109,543
28.0% front-end ratio
A buyer purchasing the typical Idaho home at $478,744 puts $95,749 down, finances $382,995, and pays $2,556 a month in principal and interest. Property taxes, homeowners insurance, HOA dues, and mortgage insurance sit on top of that and vary by county — budget for them separately rather than assuming the P&I figure is the payment.
Lenders typically want principal and interest under 28.0% of gross income, which puts the qualifying income for that purchase at roughly $109,543. Idaho's median household earns $74,636 (Census ACS 2023) — a gap of $34,907 above what the median household brings in. Put differently, the median household would spend 41.1% of gross income on principal and interest alone — above the ratio most lenders underwrite to, which is why buyers here typically need a larger down payment, a co-borrower, or a cheaper city than the statewide typical home.
The value-to-income ratio in Idaho is 6.4x. Anything above 5x means prices have run well ahead of local earnings; buyers are relying on dual incomes, prior equity, or outside capital rather than local wages. Model your own numbers in the affordability calculator or the mortgage calculator.
Figures are illustrative, not a quote or a pre-approval. Rate: Freddie Mac via FRED, September 2026 · Value: Zillow, August 2026 · Income: U.S. Census ACS, 2023
Buying in Idaho in the next 12 months?
Tell us your timeline. We send the Idaho market brief: the price ranges that are actually clearing, the cities where your budget goes furthest, and what to fix on your credit before you apply.
Rent or buy in Idaho?
Zillow publishes its rent index per city rather than per state, so the honest statewide read is the median across the 30 largest Idaho cities that carry it: $1,692 a month. Set against a typical home value of $478,744, that is a price-to-rent ratio of 23.6x.
Above 20x, the arithmetic favours renting over short horizons: the purchase premium takes years of appreciation to recover, and that appreciation is not guaranteed. Principal and interest on the typical home runs $864 more per month than that typical rent — and that is before taxes, insurance, and the roughly 1% of value a year most owners spend on maintenance.
For a second read on the same question, the Census ACS puts median gross rent across all Idaho households — every unit type, not just what is currently listed — at $1,150 a month (2023), with 72.4% of Idaho households owning rather than renting. Asking rents lead the ACS figure because they reflect today's new leases rather than the whole stock of existing ones.
Run the rent-vs-buy calculator with your own holding period and down payment — the statewide ratio is a starting point, not an answer.
Supply: what is on the market in Idaho
| Measure | Latest | Year earlier | Change |
|---|---|---|---|
| Active listings | 7,404 | 9,980 | -25.8% |
| New listings | 3,781 | 4,273 | -11.5% |
| Homes sold | 3,003 | 2,715 | +10.6% |
| Months of supply | 2.5 | 3.7 | -1.2 |
| Sale-to-list ratio | 99.2% | 99.0% | Below asking |
What these mean. Active listings is the shelf — everything a buyer could tour today. New listings is restock rate; when it falls faster than sales, the shelf empties. Months of supply is active inventory divided by homes sold per month: at the current sales pace, how many months it would take to sell every home currently listed. Under 4 months of supply tilts toward sellers, 4 to 5 months is the neutral band, and above 5 months tilts toward buyers — above 7 months is a glut. These are the same thresholds the market verdict on every city and ZIP page is scored against. Sale-to-list ratio is the discipline check — above 100% means homes are clearing over asking on average, below means sellers are conceding.
Redfin, through May 2026 · No longer updating — Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026. Zillow's inventory and new-listing counts are published per city and appear on the individual city pages.
Where Idaho home values are moving fastest
12-month change in typical home value · Zillow, August 2026
Rising fastest
- 1.Ketchum+23.7%
- 2.Newdale+14.5%
- 3.Sun Valley+14.1%
- 4.Hailey+12.5%
- 5.Laclede+10.7%
- 6.Bellevue+8.6%
- 7.Potlatch+8.4%
- 8.Teton+8.1%
Falling
- 1.Glenns Ferry-6.2%
- 2.Garden City-2.2%
- 3.Lava Hot Springs-1.1%
- 4.Homedale-0.7%
- 5.Rupert-0.7%
- 6.Star-0.7%
- 7.Fort Hall-0.6%
- 8.Kuna-0.3%
Computed from Zillow's typical home value for each city at August 2026 against the same month a year earlier, across the 150 largest Idaho cities by population. Small markets swing hardest because a handful of transactions moves the index — read the city page before treating a large move as a trend.
The most and least expensive cities in Idaho
Typical home value across the 150 largest cities · Zillow, August 2026
Most expensive
- 1.Ketchum$1.68M
- 2.Sun Valley$1.21M
- 3.Hayden Lake$1.10M
- 4.Harrison$995,062
- 5.Victor$912,149
- 6.Hailey$911,502
- 7.Tetonia$890,283
- 8.Worley$844,126
- 9.Driggs$805,334
- 10.Athol$797,856
Most affordable
- 1.Glenns Ferry$259,141
- 2.Rockland$263,958
- 3.American Falls$282,048
- 4.Ashton$291,889
- 5.Aberdeen$308,673
- 6.Potlatch$310,385
- 7.Albion$310,539
- 8.Rupert$327,536
- 9.Heyburn$327,930
- 10.Paul$334,432
The spread between Ketchum and Glenns Ferry is 6.5x — one reason a single statewide number is close to useless for a buyer with a fixed budget. Pick the city first, then the price band. Speed is a separate axis from price: Inkom was the quickest of these markets to clear at 1 days on market (Redfin, through May 2026).
How Idaho compares
| Market | Typical value | 12-mo change | Median income | Value / income |
|---|---|---|---|---|
| Idaho | $478,744 | +2.0% | $74,636 | 6.4x |
| United States | $368,697 | +1.2% | — | — |
| Washington | $591,879 | -0.3% | $94,952 | 6.2x |
| Oregon | $496,113 | -0.1% | $80,426 | 6.2x |
| Utah | $534,582 | +1.5% | $91,750 | 5.8x |
The three states above are Idaho's nearest land neighbours — the markets buyers most often price against when a move is still negotiable. Idaho is the cheapest of this group on a typical-value basis, which is what makes it a destination rather than an origin for cross-state moves.
Values and 12-month changes: Zillow, August 2026 · Refreshes monthly. Income: U.S. Census ACS, 2023. ACS publishes household income per state, not for the nation on the same basis, so the U.S. row shows home value only.
Idaho housing markets by city
165 cities tracked — the 60 largest by population shown
Meridian
$535,976
Nampa
$415,249
Idaho Falls
$395,714
Caldwell
$399,412
Pocatello
$343,159
Coeur d'Alene
$607,048
Twin Falls
$372,848
Post Falls
$534,582
Rexburg
$431,088
Lewiston
$390,770
Eagle
$792,638
Kuna
$458,461
Moscow
$480,589
Ammon
$418,250
Mountain Home
$361,184
Hayden
$646,915
Chubbuck
$385,513
Star
$579,749
Jerome
$407,761
Blackfoot
$375,808
Garden City
$476,420
Burley
$335,524
Rathdrum
$580,625
Middleton
$503,765
Hailey
$911,502
Sandpoint
$639,456
Payette
$372,879
Emmett
$463,537
Fruitland
$413,519
Rupert
$327,536
Preston
$437,522
Rigby
$479,710
Shelley
$440,256
Kimberly
$453,089
American Falls
$282,048
Buhl
$381,292
St. Anthony
Pop. 4K
Lincoln
Pop. 4K
Heyburn
$327,930
Ketchum
$1.68M
Hidden Springs
Pop. 3K
Mountain Home AFB
Pop. 3K
Victor
$912,149
Homedale
$358,218
Iona
$439,088
Filer
$417,788
Driggs
$805,334
Bellevue
$697,042
Dalton Gardens
Pop. 3K
Aberdeen
$308,673
Fort Hall
$403,938
Priest River
$564,797
Sugar City
$391,634
New Plymouth
$497,107
Parma
$513,610
Spirit Lake
$589,192
Wilder
$551,420
Paul
$334,432
Ucon
Pop. 2K
Tyhee
Pop. 1K
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What to do next in Idaho
If you are buying
- Set the payment before the price. Start from what you can carry monthly, then work backwards with the affordability calculator — the typical Idaho home is $2,556/mo in P&I today.
- Pick the city, not the state. Values across Idaho run from $259,141 in Glenns Ferry to $1.68M in Ketchum.
- Put two finalists head to head in the city comparison tool before you tour anything.
- Fix the credit file before you shop the rate. A better score moves the payment more than haggling over price does at 7.03%.
If you are selling
- Price against your city, not the statewide figure — the spread between Idaho markets is wider than the year-over-year move in any of them.
- Read the supply table above. At 2.5 months of supply, you still set the terms — but only if the home is priced to the comps on day one.
- Watch days on market in your city, not the state. The statewide median was 35 days (Redfin, through May 2026); your city page carries its own.
- Time the listing against new-listing volume. New listings are -11.5% year over year — less competition than a year ago.
Idaho housing market questions
What is the typical home value in Idaho?
The typical home value in Idaho is $478,744 (Zillow, August 2026). That is a +2.0% change over the past 12 months. The median price of homes that actually sold was $503,400 (Redfin, through May 2026); sale prices skew toward whatever segment is transacting, which is why they differ from the typical-value figure.
Are Idaho home prices going up or down?
Idaho home values are up 2.0% year over year (Zillow, August 2026). Values are at or near their highest reading in the past two years.
How much income do you need to buy a home in Idaho?
At the current 30-year fixed rate of 7.03%, a $478,744 home with 20.0% down carries roughly $2,556 a month in principal and interest. Using the 28% front-end ratio most lenders underwrite to, that implies a household income of about $109,543 before taxes, insurance, HOA dues, or mortgage insurance are added. Idaho's median household income is $74,636 (Census ACS, 2023), a gap of $34,907 above the median household. These figures are illustrative, not a quote or a pre-approval.
Is it cheaper to rent or buy in Idaho?
Typical asking rent across the largest Idaho cities Zillow publishes rent data for is $1,692 a month (median of 30 cities, Zillow, August 2026). Against a typical home value of $478,744, that is a price-to-rent ratio of 23.6x. Ratios under about 15x generally favour buying if you plan to stay put; above about 20x, renting and investing the difference tends to win over short horizons. Principal and interest alone runs $864 more than that typical rent each month, before taxes, insurance, and maintenance.
Which Idaho cities are the most affordable?
Among the largest cities we track in Idaho, the lowest typical home values are in Glenns Ferry ($259,141), Rockland ($263,958), American Falls ($282,048), Ashton ($291,889), Aberdeen ($308,673). Values are Zillow's typical-home-value index for August 2026.
Which Idaho cities are the most expensive?
The highest typical home values among the largest Idaho cities are in Ketchum ($1.68M), Sun Valley ($1.21M), Hayden Lake ($1.10M), Harrison ($995,062), Victor ($912,149). Price per square foot, inventory, and days on market for each are on the individual city pages.
Which Idaho cities are appreciating the fastest?
Over the past 12 months the largest home-value gains among Idaho cities we track were in Ketchum (+23.7%), Newdale (+14.5%), Sun Valley (+14.1%), Hailey (+12.5%), Laclede (+10.7%). Fast appreciation usually reflects constrained supply, in-migration, or a small transaction base — check the individual city page before reading it as a trend.
How long do homes take to sell in Idaho?
Homes in Idaho spent a median of 35 days on market in the last month Redfin published (Redfin, through May 2026). That is 0 days faster than the same month a year earlier. The quickest market among the state's largest cities was Inkom at 1 days. Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026.
How does Idaho compare to neighboring states?
Idaho's typical home value of $478,744 compares with Washington at $591,879, Oregon at $496,113, Utah at $534,582. The U.S. typical home value is $368,697, putting Idaho 29.8% above the national figure.
Is now a good time to buy in Idaho?
That depends on your timeline, not the headline. The measurable inputs today: a 30-year fixed rate of 7.03%, 2.5 months of supply statewide (Redfin, through May 2026), active listings -25.8% year over year, and home values +2.0% over the past year. Buyers with a five-year-plus horizon are mostly exposed to the payment, not the price, so the rate you can qualify for matters more than the month you buy. Properties Incorporated is an independent data platform, not a brokerage or lender — this is information, not advice.
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Neighboring state markets
- Washington housing market — $591,879 typical value
- Oregon housing market — $496,113 typical value
- Utah housing market — $534,582 typical value
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