SARAH BRECK Real Estate of Idaho

06/01/2026

Boise’s growth story isn’t slowing down—and some of the biggest signals aren’t even housing stats.
Meridian just announced a major mixed-use expansion at EagleView Landing that includes:
🏢 a 125,000 sq ft corporate campus
🏥 a 7-acre medical campus
🏢 a 3-story medical office building
🎶 and a concert venue
At the same time, CWI is expanding workforce education tied to Micron corridor growth with a new 100,000 sq ft academic building focused on:
• cybersecurity
• IT
• business
• adult education
• workforce training
And honestly? This matters more than people realize.
Because long-term housing demand doesn’t just come from low rates.
It comes from:
✔️ jobs
✔️ infrastructure
✔️ education
✔️ economic confidence
✔️ population growth
You typically don’t see this level of commercial and infrastructure investment happening in markets people think are collapsing.
The Boise market right now feels less like a crash market and more like a market trying to normalize while still dealing with:
• affordability pressure
• higher rates
• and major regional growth

05/31/2026

Idaho just passed TWO major housing laws that could completely reshape development across the Treasure Valley.
And honestly? This is one of the biggest long-term housing shifts we’ve seen in a while.
The new laws apply to cities over 10,000 population, including:
📍 Boise
📍 Meridian
📍 Eagle
📍 Kuna
📍 Nampa
📍 Caldwell
One law makes it harder for cities to block higher-density starter-home developments.
The other prevents cities and HOAs from banning ADUs (Accessory Dwelling Units) like:
• backyard cottages
• guest houses
• garage apartments
• mother-in-law suites
Translation?
Idaho is clearly moving toward:
✔️ more housing flexibility
✔️ more infill development
✔️ more multigenerational living
✔️ more attempts to increase housing supply
This could have a major impact on future development, affordability, and how people use residential property in the Treasure Valley over the next several years.
Boise’s housing landscape is changing faster than many people realize.

05/29/2026

If you’ve been waiting for the Boise housing market to completely crash… this update may ruin that fantasy a little bit.
Because:
✔️ Pending sales are at their highest level since 2022
✔️ Inventory is rising
✔️ Mortgage rates unexpectedly dipped
✔️ Idaho just passed major housing laws that could reshape development across the Treasure Valley
And honestly? There are a LOT of signals happening at the same time right now.
One of the biggest surprises:
The average 30-year fixed mortgage rate ticked DOWN slightly to 6.36%… even while inflation rose to its highest level in 3 years.
Meanwhile, Boise buyers appear to be adapting instead of staying frozen on the sidelines.
They’re more cautious.
More payment-sensitive.
But they’re participating again.
This market doesn’t feel like a crash market.
It feels like a market recalibrating.
And understanding that nuance matters a lot more than dramatic headlines.

05/28/2026

Boise just made ADUs a LOT easier.
The city launched a new fast-track ADU program with pre-approved plans homeowners can use instead of starting the design process from scratch.
And honestly? This is a pretty major shift for Boise housing.

An ADU (Accessory Dwelling Unit) could be:
• a backyard cottage
• guest house
• garage apartment
• in-law suite
• or separate living space on your property

The goal:
✔️ Less permitting headache
✔️ Faster approvals
✔️ Lower upfront design costs
✔️ More housing flexibility
One of the biggest details?

Boise does NOT require additional parking beyond the existing parking for the primary home.

That’s huge because parking requirements are often what kill ADU projects entirely.

I think we’re going to see ADUs become a much bigger conversation in the Treasure Valley over the next few years—especially for:
• multigenerational living
• aging parents
• college-age kids
• rental income
• offsetting mortgage costs

Boise’s housing landscape is quietly changing.

05/27/2026

Pending sales in Ada County just hit their highest level since April 2022, even with mortgage rates still sitting in the 6s.

That matters because pending sales show what buyers are doing RIGHT NOW—not what closed 30–60 days ago.
And here’s the interesting part:
✔️ Buyers are more cautious
✔️ Buyers are more payment-sensitive
✔️ BUT… they’re still entering the market

At the same time:
• Inventory is rising
• Homes are selling faster again
• Older established Boise neighborhoods are seeing strong demand

One thing people online often misunderstand:
More inventory does NOT automatically mean a market crash.

Sometimes it just means buyers finally have more than two choices and a prayer at open houses.

Boise is still sitting at just 2.2 months supply of inventory—which is still considered a seller-leaning market.
The market isn’t frozen.
It’s recalibrating.

04/27/2026

Not every important change in a housing market shows up in prices.
Some of the biggest influences on where people choose to live are the quieter ones.
Right now in Boise, we’re seeing things like:
A new early education center in development
Major upgrades to McDevitt Park with new trails, outdoor spaces, and recreation areas
These types of investments don’t always impact home values right away—but they absolutely shape neighborhoods over time.
Even smaller stories matter.
Caldwell recently added parking meters downtown… and then removed them after strong community feedback.
It might sound minor, but it reflects something important:
People are paying close attention to cost of living, accessibility, and maintaining the feel of their communities as the area grows.

04/23/2026

There’s a really interesting project happening in Boise that doesn’t get talked about enough.
The city just received funding to develop geothermal heating for a new housing project near Boise State.
If you’re newer to Boise, geothermal energy is actually something the city already uses to heat parts of downtown.
This new project is expected to include around 300 apartment units, with potential energy savings of up to 80% for residents.
And this is where it matters for the housing market:
It’s not just about building more homes—it’s about building homes that are more affordable to live in month-to-month.
That’s a trend worth watching.

04/22/2026

There’s an important economic layer to what’s happening in the Boise housing market right now.

Micron is continuing its expansion, with a major fabrication plant expected to come online in 2027. That kind of long-term investment typically brings job growth, more relocation, and continued demand for housing.

At the same time, Hewlett-Packard has announced plans to exit Boise by 2027.

And I think it’s important to look at both sides.
Markets aren’t just “up” or “down”—they’re often a mix of growth and transition happening at the same time.

Right now, Boise still leans toward growth overall… but it’s something to keep an eye on as the market evolves.

04/21/2026

Something in the Boise market has shifted—and you’re not imagining it.
This spring isn’t chaotic, and it’s not slow. It’s selective.
Homes are still moving, especially the ones that are priced right and show well—but buyers are taking a little more time to think before they act.
And the interesting part?
The best homes are still going fast… sometimes within a day or two.
This is a market where understanding your strategy matters more than ever.

02/19/2026

BRR released their new stats and I have summarized it for you:

Inventory is up 23% year-over-year.Pending sales just jumped 23% month-over-month.Prices are essentially flat.So what does that actually mean for buyers, sel...