2026 Boise Rent Trends – Q1

Single Family Homes

Single family home rentals are starting off strong across the Valley. Average rents are consistently up from last year, and in many cases higher than 2024 as well. But that’s only one side of the coin. Because we’ve tracked additional data points going back to the early 2020s, it paints a much more comprehensive picture.

While we’re seeing asking rents higher than in the recent past, we’re also seeing days on market increase. In some cases, even with less supply.

What does it mean?

In our assessment, it’s likely the mild winter is pulling spring demand forward. If we were to characterize the Valley as a whole, it appears landlords are trying to push rent prices but the market isn’t necessarily supporting it. Homes are sitting vacant and we continually see the same homes as we comp out our clients’ rental listings. Landlords may be willing to sit on a vacant home to see if the spring market catches up, but may ultimately need to reduce the rent to get it occupied.

If your home offers more value than comparables, a higher price may be warranted. However, renters are focused on value, and if the value equation doesn’t add up your rental may sit vacant.

BOISE

Boise Home Rentals

Boise single family home rents are up $150 year over year, as Q1 2026 has started stronger than the last two years. This could be due to the mild winter pulling demand forward, or it could indicate a stronger market overall.

If we dive into the next layer of data, we get a clearer picture. Q1 of 2025 had days on market ranging from 40 to 50, with units available between 235 and 290. If we compare that to 2026, we see higher days on market overall, in the high 50s, with fewer available rentals around 230.

It makes sense that lower supply would lead to higher listing prices. However, when we consider that days on market are also higher, it indicates that landlords may be overpricing their rentals for what the market is supporting.

EAGLE

Eagle Home Rentals

Eagle’s average single family home rents started strong in 2026, just like the other markets in the Valley. However, it did see some flattening in February and March. Average rents in Q1 2026 are higher than they were in 2025, but notably lower than 2024.

Looking at days on market and available units at this time last year gives more insight. Days on market hovered in the 50s for most of Q1 2025, then dropped to the 40s in mid March. Available properties saw similar numbers, ranging from the high 40s to 60 available single family homes.

2026 tells a different story. Days on market in Q1 were notably higher, with a low of 63 and a high of almost 90. Coupled with that is lower supply. This indicates that landlords may be trying to position their rentals at higher rates, but the market isn’t supporting the increase.

Let’s put this in perspective. Three months of vacancy at an average rent of $2800 is $8400 in unrealized rent. Vacancy kills returns. That’s why we weigh it so strongly when advising on rent pricing.

MERIDIAN

Meridian Home Rentals

Meridian’s average single family home rents started stronger than 2024 and 2025.

When we look at days on market in 2025, Q1 hovered between 30 and 43. Days on market decreased as we moved further into spring. Supply followed a similar trajectory, topping out at 208 and decreasing to 150 by the end of the quarter.

Comparing this to Q1 2026, we’re seeing higher days on market, but only slightly. Days on market went from a high of 49 in February to 39 at the end of March. There was also less supply coming into the new year at 180, which has since decreased to the 150s.

Unlike other cities in the Valley, Meridian’s market seems to be better supporting the slightly higher asking rents.

STAR

Star Home Rentals

Star’s rents have started strong, more closely resembling 2024 trend lines than last year.

2025 started with 80 available rentals, which was cut almost in half by the end of the quarter. Days on market hovered in the 40s throughout the quarter.

Conversely, 2026 has seen much higher days on market, ranging from 50 to 70 in Q1. This has been coupled with less inventory than we saw last year, holding in the 40s.

The higher days on market indicate that demand is not supporting the pricing landlords are asking. This may lead to softening prices as we move further into 2026 if vacancy days continue to stack up.

If you haven’t been following our rent analysis, it’s worth mentioning that AMH has multiple build for rent communities in Star. Just like previous analysis, these homes account for about half of Star’s single family home supply. What becomes interesting is how landlords account for these properties when pricing their own rentals. Because we manage quite a few rentals in Star, we’ve developed a strategy around this unique market dynamic to better benefit our owners.

About the Data

We created this market update to give single-family home data the spotlight it deserves. Most rental reports lump single-family and multi-family data together or generalize the entire Treasure Valley into a single point. While helpful for high-level views, it’s less actionable for specific markets.

Our insights are based on publicly available Zillow listings and rental data, combined with boots-on-the-ground observations.

Note: This information is for educational purposes only and not intended as investment advice.

[SOURCE: Zillow]

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