Mortgage payment estimates, closing cost breakdowns, and homebuying data for Boise, Idaho.
Median Home Price
$445K
Population
236K
Avg Monthly Rent
$1,450
Property Tax Rate
0.63% *
* Property tax shown is the Idaho state average effective rate. Actual rates vary by county, city, and school district — check with your local assessor for exact rates in Boise.
Boise vs Idaho Median
The median home price in Boise is $445,000, which is 6% above the Idaho state median of $420,000.
Mortgage Calculator — Boise, ID
Pre-filled with Boise median home price and Idaho tax/insurance rates. Adjust for your property.
Three down payment scenarios for a $445K home using Idaho's 0.63% tax rate and $1,600/yr insurance.
5% Down
$3,286/mo
Down: $22,250
Loan: $423K
P&I: $2,672
Tax: $234
Insurance: $133
PMI: $247
10% Down
$3,132/mo
Down: $44,500
Loan: $401K
P&I: $2,531
Tax: $234
Insurance: $133
PMI: $234
20% Down (No PMI)
$2,617/mo
Down: $89,000
Loan: $356K
P&I: $2,250
Tax: $234
Insurance: $133
Income needed (28% rule): $112K/year with 20% down, $134K/year with 10% down.
Rent vs Buy in Boise
Rent
$1,450/mo
vs
Buy (10% down)
$3,132/mo
Price-to-rent ratio: 25.6 — At a ratio above 20, renting may be more economical in Boise for shorter stays. Buying costs $1,682 more per month than renting, and it typically takes 5-7 years to break even on the transaction costs of buying.
The median home price in Boise is $445,000, 6% above the Idaho state median of $420,000. With a population of 235,684, Boise is a mid-size city where home prices reflect strong demand and local economic factors.
Property taxes in Idaho average 0.63% annually. This low property tax rate is a significant advantage for Boise buyers, keeping your monthly costs well below what you'd pay in higher-tax states. Homeowners insurance in Idaho runs approximately $1,600 per year. This is within the normal range nationally.
Average rent in Boise is $1,450/month. With a price-to-rent ratio above 20, renting could be more economical in the short term — use our Rent vs Buy calculator to model your specific timeline.
Boise is a higher-cost market. At $445K median, buyers need significant savings or strong income. Down payment assistance through Idaho's Idaho Housing DPA program becomes especially important.
Run a Rent vs Buy analysis
Compare total costs of renting vs buying in Boise.