Making 2026 Boise Home Prices Feel Like 2019 Again

If you’ve been thinking about moving to Boise but keep saying, “I wish I bought back in 2019,” you’re not alone. That was a very different market. The median home price was around $355,000 and mortgage rates were near 4%. Payments felt manageable. Fast forward to today and the median price in the Boise area is closer to $525,000 with interest rates hovering around 6%.

That shift creates a major difference in monthly payment. And for most relocation buyers I talk to every week, payment — not price — is the real concern.

The good news is this: while we can’t rewind the clock on prices, there are practical strategies that can bring your monthly payment much closer to 2019 levels. In some cases, it’s even possible to step into a mortgage in the 2–3% range.

Table of Contents

• What Changed Since 2019
• How Builder Incentives Lower Payments
• Where You Can Still Buy Affordably
• The 2–3% Assumable Loan Strategy
• Running the Numbers the Right Way
• Frequently Asked Questions
• Key Takeaways

What Changed Since 2019

Back in 2019, a $355,000 home at roughly 4% interest produced a monthly payment just under $1,600 when you factored in principal, interest, taxes, and insurance. Today, purchasing a median-priced home around $525,000 at 6% pushes that payment closer to $2,700–$2,800.

That’s roughly a $1,200 difference per month. And understandably, that’s where buyers hesitate.

However, long-term fundamentals in the Treasure Valley remain strong. We’ve seen massive corporate investment and job growth throughout the region, which continues to support housing demand. Waiting for prices to fall back to 2019 levels is not a realistic strategy. Instead, the smarter approach is controlling what you can control — the structure of the deal and the monthly payment.

How Builder Incentives Lower Payments

One of the biggest opportunities right now exists in new construction. Builders across the Treasure Valley are competing for buyers and frequently offer incentives that can dramatically improve your monthly numbers.

Incentives are funds provided by the builder that can be applied toward closing costs, price reductions, or most powerfully, buying down your interest rate. When used strategically, these funds can lower your mortgage rate enough to shave several hundred dollars off your payment.

For example, combining builder incentives with lender credits can reduce a payment from the high $2,700 range into the low $2,400 range on a mid-$500,000 home. While that doesn’t fully match 2019 payments, it narrows the gap significantly.

The key is knowing which builders are offering what, and how to structure those funds for maximum impact. Not all incentives are advertised publicly, and negotiations can often improve the deal further.

Where You Can Still Buy Affordably

Location flexibility is another powerful lever.

In Boise , particularly West Boise and the Boise Bench, resale homes can still be found in the upper $300,000 range. These are typically older homes with smaller lots, and while incentive opportunities are more limited with resale, they provide a lower entry price point.

Meridian offers townhomes and some newer builds around the $400,000 mark, particularly in South Meridian. While HOA fees may apply, these properties often provide newer finishes and lower maintenance, which can appeal to relocation buyers.

Kuna continues to present strong value in Ada County. With major investment happening nearby, the area remains one of the more affordable entry points for new construction in Ada County.

Moving into Canyon County opens up even more opportunity. In Nampa , Caldwell , and Middleton , the median price is closer to $425,000. That roughly $100,000 difference compared to Ada County has a major impact on monthly payment. When combined with builder incentives, payments can drop into the low $2,000 range — and sometimes below.

For many families, that shift in geography is what makes the numbers work.

The 2–3% Assumable Loan Strategy

There is another strategy that doesn’t rely on builder incentives or buying cheaper.

Between 2020 and 2022, many homeowners locked in historically low rates between 2% and 3.5%. Certain loan types are assumable, including FHA Loans and VA Loans. This means a qualified buyer can step into the seller’s existing mortgage and take over that interest rate.

The payment difference between 6% and 2.75% can be several hundred dollars per month — sometimes more. In some scenarios, this can bring a modern purchase remarkably close to what 2019 payments looked like.

These transactions require careful structuring, especially if the seller has significant equity, but they can be one of the most powerful tools available in today’s market.

Running the Numbers the Right Way

The smartest way to approach this is to model real scenarios. Use actual purchase prices, realistic down payments, and potential incentive amounts.

You can run your own numbers here:

Boise Mortgage Calculator

Compare 6% versus a bought-down rate. Compare Ada County versus Canyon County. Compare a standard loan to an assumable scenario. Seeing the numbers clearly often removes much of the hesitation.

Frequently Asked Questions

Are prices likely to drop back to 2019 levels?

Based on current growth and investment trends, that scenario is unlikely.

Do builder incentives really make a difference?

Yes. When structured properly, they can significantly reduce your effective interest rate and monthly payment.

Are assumable loans hard to qualify for?

They require qualification similar to a new loan, but they can provide substantial savings if structured correctly.

Is Canyon County too far from Boise?

That depends on commute, work flexibility, and lifestyle preferences. For many buyers, the affordability tradeoff is worth it.

Key Takeaways

The focus shouldn’t be on chasing 2019 prices. It should be on building a payment strategy that works today. Builder incentives, smart location choices, and assumable loans can dramatically shift the math. With the right structure, you can get much closer to 2019-style payments than most buyers realize.

If you’re thinking about buying a home in Boise or anywhere in the Treasure Valley, let’s build a plan around your budget and lifestyle instead of waiting on the sidelines.

Email: info@curtischism.com
Call or Text: 208-510-0427