What You Can Get for $400K, $600K, and $1M in Boise (2025 Real Estate Guide)

by Curtis Chism - Idaho

Introduction: What Does Your Budget Really Buy You in Boise in 2025?

If you're shopping for a home in the Boise area this year, you've probably asked yourself: What do I actually get for my money? Whether you're relocating from California, sizing up from a starter home, or looking for a luxury-level property, knowing what $400K, $600K, and $1M can buy you in today’s Treasure Valley market is essential.

As someone who’s helped hundreds of families relocate and build new construction homes across Boise, Meridian, Kuna, and Eagle—I’m here to break it down with examples, context, and what to expect at each price point. Because a listing photo only tells part of the story.

Overview: Understanding Boise’s 2025 Market Conditions

Boise is still a competitive market—but it’s more balanced than the frenzy of 2021–2022. Buyers have more choices, and builders are offering better incentives again (think rate buydowns and appliance packages). Interest rates are hovering in the mid-6% range, and pricing is holding steady or climbing modestly in desirable areas.

Here’s a quick look at average price-per-square-foot:

Area	Avg. Price/SqFt
Boise Bench	$260–$310
Southeast Boise	$300–$340
North End	$350–$450
Meridian	$230–$280
Kuna	$210–$260
Eagle	$310–$400

Now let’s dive into what these budgets actually buy you.

What You Can Get for $400K in Boise

🏡 Entry-Level New Construction or Older Resale Homes

If your budget is around $400K, you’re shopping the entry point of Boise and the surrounding suburbs. But that doesn’t mean you have to settle.

What to Expect:

3 bed, 2 bath homes
1,200–1,800 sq ft
Built between 1995–2020
Limited updates if resale
Likely in Kuna, South Nampa, or parts of West Boise

Best Areas for $400K:

Kuna: New construction neighborhoods like Silver Trail or Arbor Ridge offer modern floor plans, granite counters, and LVP flooring in the low $400s.
South Nampa: Bigger lot sizes, but homes may be older.
West Boise: 90s-built homes near Maple Grove or Fairview corridor.
Meridian (South of I-84): Entry-level homes by CBH or Hubble Homes.

Sample Listing:

Kuna | 3 bed | 2 bath | 1,500 sq ft | Built 2022 | $409,000
- LVP floors, quartz countertops, covered patio, HOA-maintained irrigation system.

Curtis’ Perspective:
At $400K, you're trading location or lot size for affordability. Great for first-time buyers, downsizers, or investors. These homes move fast when priced right.

What You Can Get for $600K in Boise

🏠 Move-In Ready Homes with Upgrades in Desirable Areas

$600K is the sweet spot for many buyers relocating from higher-cost markets. You’ll find upgraded homes, better locations, and more space—without jumping into luxury territory.

What to Expect:

3–4 bed, 2.5–3 bath
2,000–2,600 sq ft
Built within the last 10 years
Upgraded kitchens, landscaped yards
Often in SE Boise, NE Meridian, parts of Eagle or Star

Best Areas for $600K:

Southeast Boise: Homes in Bown Crossing area, near the Greenbelt.
Northwest Meridian: Communities like Bainbridge, Paramount, or Century Farm.
Star: Growing fast with new construction from Toll Brothers and Richmond American.
Nampa (North): Closer to freeway, newer homes on larger lots.

Sample Listing:

SE Boise | 4 bed | 3 bath | 2,200 sq ft | Built 2016 | $599,000
- Gourmet kitchen, 3-car garage, close to Barber Park and the Boise River.

Curtis’ Perspective:
This is where most relocation clients land. You get lifestyle, location, and quality. If you're not finding what you love in Boise proper, expanding your search to Meridian or Star can unlock better finishes and lot sizes.

What You Can Get for $1M in Boise

🏡 Luxury Living, View Homes, or Custom Builds

If you're shopping at the $1M price point, Boise opens up. Whether you're looking for acreage, foothill views, or a professionally designed interior, this tier gives you options.

What to Expect:

3,000–4,500+ sq ft
Custom or semi-custom homes
3+ car garages, gourmet kitchens, outdoor living spaces
Foothills, riverfront, or golf course views
Prestigious communities or estate lots

Best Areas for $1M:

Boise Foothills/North End: Homes with city or mountain views, near hiking trails.
Eagle: Communities like Legacy, Riverstone, or Castlebury offer gated entries, private lakes, and estate homes.
East Boise: Custom homes near Harris Ranch or Columbia Village.
South Meridian (Sky Mesa, Reflection Ridge): Large new builds with luxury finishes.

Sample Listing:

Eagle | 4 bed | 4.5 bath | 3,700 sq ft | Built 2021 | $1,049,000
- Vaulted ceilings, quartz throughout, dedicated office, pool-ready backyard.

Curtis’ Perspective:
If you're coming from California or Washington and looking to "buy up" while keeping equity, this range lets you live the lifestyle without overspending. A million here goes a lot further than a million in most coastal markets.

Quick Comparison Table

Budget	Sq Ft Range	Areas	Style	Lot Size	Typical Home Features
$400K	1,200–1,800	Kuna, S. Nampa, West Boise	Entry-level or small new builds	.10–.15 acre	3 bed, 2 bath, basic finishes
$600K	2,000–2,600	SE Boise, NW Meridian, Star	Modern resale or mid-upscale new	.15–.25 acre	Upgraded kitchens, larger garages, more space
$1M	3,000–4,500+	Eagle, Foothills, East Boise	Luxury or custom homes	.25–.50+ acre	Views, office, designer finishes, premium location

Should You Build or Buy Existing at These Price Points?

At $400K, most homes are spec builds from production builders (CBH, Hubble). You may not get to choose finishes, but it’s turnkey.
At $600K, you can often build semi-custom with some design choices—especially in Star, Kuna, or NE Meridian.
At $1M, custom is the standard. Many buyers purchase a lot and build with local luxury builders.

Curtis' Insider Tip:
If you’re relocating and want to build but need to sell your current home first, I have programs that allow you to buy before you sell—let’s talk strategy.

HOA Considerations at Each Price Point

$400K: HOA likely covers pressurized irrigation, basic park access.
$600K: HOA includes walking trails, nicer parks, sometimes pools or clubhouses.
$1M: Expect gated communities, lakes, clubhouse access, and higher annual fees.

Always check what’s included—don’t assume price equals amenities.

What Kind of Buyer Is Each Tier Right For?

$400K

First-time buyers
Investors
Downsizers from higher-cost metros
Anyone looking for affordability and simplicity

$600K

Move-up buyers
Families relocating to Idaho
Buyers needing space without the luxury tag
Professionals or work-from-home households

$1M

Luxury buyers relocating from out of state
Executives or retirees
Custom home seekers
Buyers seeking privacy, views, and prestige

Final Thoughts from Curtis Chism

Boise gives you options at every price point—but your strategy matters. I’ve seen buyers get discouraged because they didn’t fully understand what their budget could (and couldn’t) buy. That’s why I always take time to walk you through your goals, your timeline, and your must-haves.

Whether you’re buying in Kuna, building in Eagle, or relocating remotely—I’ve got boots-on-the-ground experience and builder relationships that save my clients time, money, and stress.