📈 November 2025 Boise Housing Market Update: Rates, Inventory, Insurance Trends & What It Means for Buyers
- Sarah Breck
- Nov 20
- 4 min read
If you’ve been waiting for a clear, calm breakdown of the Boise housing market — welcome. This month’s update brings major national news, hyper-local Ada County statistics, and a few surprising Idaho wins that matter for buyers, sellers, and relocation families.
Whether you're moving to Boise, considering new construction, or tracking the Treasure Valley market for a future purchase, this guide walks you through everything happening beneath the headlines.
Let’s dive into the November 2025 Boise housing market update.
🏦 Federal Reserve Cuts Rates Again — How It Impacts Boise Buyers
One of the biggest drivers in today’s Boise real estate market is the Federal Reserve’s decision to issue a second consecutive interest rate cut, lowering the federal funds rate to 3.75%–4% — the lowest level since late 2022.
These cuts were influenced by:• potential layoffs• economic impacts from the government shutdown• pressure in certain job markets
And here’s the key for buyers:
👉 Mortgage rates already responded before the cut was officially announced.Freddie Mac reported a one-year low of 6.19% just last week as markets anticipated the change.
For the Boise housing market, this means:• improved monthly payment options• increased affordability for relocation buyers• more momentum entering the winter season
If you’re planning to buy in 2025 or 2026, this could be one of the softer rate windows we’ve had in years.
🔒 Idaho Homeowners Insurance: Surprisingly Stable
In a national climate where homeowners insurance costs are climbing, Idaho stands out as one of the most stable markets in the Mountain West.
According to new ACS Census data:• Homeowners with a mortgage typically pay $1,000–$1,499/year• Homeowners without a mortgage pay $800–$999/year• Idaho’s statewide average also falls between $1,000–$1,499.
With 538,468 insured households, Idaho continues to outperform regional neighbors like Wyoming, Montana, and especially Colorado, where average premiums hit $2,000–$2,499/year.
For relocation buyers comparing Boise to other western states, lower insurance costs can meaningfully impact long-term affordability and financial comfort.
🌄 Major Infrastructure & Development Wins in the Treasure Valley
The Boise real estate market isn’t driven just by interest rates and home prices — long-term infrastructure and workforce investments play a huge role in property value and community growth.
Recent highlights include:
🏫 Middleton Career Technical Campus Opens
Middleton celebrated the opening of a new construction-focused CTE campus, strengthening the region’s skilled labor pipeline — great news for Idaho’s thriving new-construction sector.
💧 $20M Boise River Dam Modernization
Idaho Gov. Brad Little approved a $20M upgrade to the Ridenbaugh Diversion Dam, adding:• automated gates• improved water efficiency• fish protection systems• a completion timeline into 2027
Water infrastructure = long-term stability for Boise and surrounding cities.
⛏️ CWI Receives First National Science Foundation Grant
College of Western Idaho received $862,435 to launch a Mining Technology degree program, including internships and $250K in scholarships — a major workforce development win.
🏢 Elmore County Expands Public Service Capacity
A $2.1M ARPA-funded renovation allows Elmore County to improve and expand its government services, supporting population growth.
✈️ Qatar Military Pilots to Train at Mountain Home AFB
Beginning around 2030, MHAFB will host Qatar’s fighter pilot program, bringing 12 jets and an international training partnership that boosts the area’s economic footprint.
🛫 Spirit Airlines Exits Boise
Spirit Airlines discontinued service after a Chapter 11 filing. While inconvenient for travel, it does not significantly impact the real estate market.
📊 Ada County Housing Market — October 2025 Full Breakdown
(Data source: Boise Regional REALTORS®)
Below is a detailed look at the Boise / Ada County real estate market, including sales activity, inventory trends, pricing, and buyer behavior shifts.
💵 Median Sales Price (All Segments)
All homes: $549,900
Resale: $534,250
New construction: $565,990
Kuna new-build median: $454,990 (most affordable in Ada County)
Older homes (20+ years) sold for $120K less on average than newer resale properties — a notable affordability opportunity for buyers wanting central Boise locations.
🏠 Homes Sold in October 2025
Total homes sold: 847 (+8.3% MOM)
Resale: 522
New: 325
Cities with major sales growth:• Meridian: +17%• Kuna: +23%• Star: +18%
For the first time all year, Meridian matched Boise in monthly sales volume — a significant indicator of shifting buyer preferences.
📉 Pending Sales (Buyer Activity)
Total pending: 1,018
Resale pending: 474
New pending: 544
Key buyer trends:• More than 50% of pending sales are new construction• 76% of new pendings are in Meridian, Star, and Kuna• Meridian alone had 225 new homes pending, with half under construction• These went pending in an average of 14 days.
📦 Inventory Levels (Active Listings)
Total inventory: 2,125 homes
Resale: 1,049
New construction: 1,076
Resale homes sitting 80+ days took an average $25K price cut
This is one of the first months in 2025 where inventory increased meaningfully year-over-year but cooled slightly month-to-month.
⏳ Days on Market
All homes: 47 DOM
Resale: 36 DOM
New construction: 65 DOM
However:• Homes under construction sold in just 32 DOM• Boise resale homes remained the fastest-paced segment at 35 DOM.
📉 Market Conditions: MSI 2.8
A “balanced market” is 4–6 months of supply.Ada County’s 2.8 MSI places us firmly in a soft seller’s market.
🔎 What This Means if You’re Buying or Moving to Boise
With rates easing, inventory expanding, new construction thriving, and Idaho’s insurance costs remaining steady, the current climate is one of the most opportunity-rich windows we’ve seen in years.
This is especially true for:⭐ Relocation buyers⭐ First-time buyers seeking older homes⭐ New construction buyers wanting incentives and customization⭐ Anyone buying in Meridian, Kuna, or Star
If you’ve been waiting for a calmer market with more leverage and more choice, this winter could be your moment.
✨ Free Resources to Help You Plan Your Move
📞 Want Help Navigating the Boise Market?
If you're buying, selling, or relocating to Boise, I’d love to guide you through the process with clarity, strategy, and encouragement.
Book your Boise Relocation Consult and let’s map out your next steps.