Boise North End Real Estate Market

Your Micro-Market Report

North End Non-Historic Neighborhood: December 1, 2024 - February 27, 2025

• Number of homes sold: 3
• Average* sold price: $736,000
• Average price/SF: $405.43
• Average days on market*: 18
• Sold-to-list ratio: 98.72%
• Active listings: 1
• Pending sales: 0

Data from the IMLS.
*Three-month rolling average.
**Cumulative days on market.

What does this mean for buyers?

Average sales price

By the end of January, the median sale price in Boise was $532k. This means that North End non-historic prices were approximately 38% higher than most Boise homes. However, they're still slightly lower than other areas in the North End. So, if you've been wanting to get into the North End, this neighborhood could be a great place to start... once more homes become available. If these prices are still beyond reach, consider the Sunset (avg. $479,133) and West End (avg. $601,075) neighborhoods. The West End is like a mini North End, with similar architecture, mature trees, and sidewalks.

Average days on market (DOM)

There's so little data here, but we're seeing that smaller homes in the $580k - $650k range are selling very quickly, while larger homes close to the $1M mark are taking slightly longer. If you're shopping in the lower range, be prepared to move quickly. This may also mean letting go of some of your "must-haves". If you love 80% of the features and can change (or accept) the remaining 20%, this may be a win.

If you have a house to sell before you can buy, listing your home before you put in an offer will help your position; although, you may still lose out to someone whose home is already under contract or who doesn't have a home to sell. 

Getting with a loan officer to demystify rates and the process is your first step. Rates may seem high, but you have options. Also, getting pre-approved, or even pre-underwritten, will strengthen your position when you place an offer.

Sold-to-List Price Ratio (%)

Even though there's very little inventory, a 98.72% ratio shows that there's still room to negotiate. 

What does this mean for sellers?

Average sales price

Below, you'll see three-month rolling averages for nine neighborhoods in what the IMLS calls "Boise North." North End non-historic prices seem to be more in line with Sunset and West End than with the North End historic areas. But the non-historic area is technically in the North End. It holds more prestige than Sunset and West End, and it's that much closer to Hyde Park, Camelback Park, and the parks that make people fall in love with the North End. The lower price point and geographic inclusion make this area an attractive entrée to the area. So, if you're thinking of selling, you may end up with slightly less if your agent is pricing according to other North End areas. But the low, low inventory may push prices up. And working with an agent who can market to the right people should help you sell at above the 98% sold-to-list ratio and go pending in a couple of weeks.

Active listings

There is ONE home on the market in this neighborhood. Of course, buyers will be shopping over several blocks or the entire North End, so boundaries make little difference in this respect. But knowing the numbers and pricing your home accordingly could make your home the obvious choice, reducing your time on market. 

Pending sales

There are ZERO pending sales. This is no reflection of the desirability of the neighborhood. There's simply no inventory. 

Where's the North End non-historic neighborhood?

Here's a map from the City of Boise's Historic Preservation website. What I'm calling the "North End non-historic" area is the one contained between the Expanded North End, Hill Road, and N 28th Street. It has a mix of older homes, and more recently, modern new-construction homes. It's easier to build and renovate (from a permitting perspective) and it has much of the Expanded North End charm, but has slightly less cachet than the historic districts. See below for a graphic comparing three-month rolling averages for nine Boise North neighborhoods.

Average sales prices

When there are so few sales, very high or low sales prices can skew the averages. These three-month rolling averages smooth out the highs and lows, and allow us to compare pricing between nine neighborhoods in Boise North.