Boise, Idaho Short-Term Rental Market
Boise STRs averaged $145/night at 68.2% occupancy in April 2026, with a market score of 81.5 out of 100.
Quick Answer: Boise, Idaho is an active short-term rental market. average occupancy is 68%. average monthly revenue is $2,722. average daily rate is $145. the top operator is Premium Rentals with 72 listings. market score is 81/100 (grade B).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Boise’s short-term rental market recorded an average daily rate of $145 and an occupancy rate of 68.2% in April 2026, producing average monthly revenue of $2,722 per listing. RevPAR stood at $98.69. Year-over-year, occupancy climbed 5.38%, while ADR edged up 0.42% and revenue grew 3.87%, reflecting steady demand growth in a market that has matured since its 2021 peak.
The active listing pool spans approximately 3,455 units across bedroom categories: 1-bedroom units are the largest segment at 1,090 listings, followed by 3-bedroom at 952, 2-bedroom at 771, 4-bedroom at 433, and 5-bedroom at 206. Entire-place listings dominate at 3,111 (about 90% of the market), with 343 private-room and just 1 shared-room listing. On the channel side, 1,760 listings appear on Airbnb only, 148 on VRBO only, and 1,547 on both platforms, indicating strong multi-channel distribution among Boise operators.
The market’s composite score is 81.5 out of 100, driven primarily by high rental demand (92.3) and solid seasonality (81.6). Investability scores 61.8, reflecting entry costs in a metro where home values have risen substantially. Regulation scores 62.8, which is now more favorable given Idaho’s new preemption law that eliminated Boise’s permit requirement.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 54% | $102 | $1,630 |
| Feb | 64% | $107 | $1,718 |
| Mar | 69% | $119 | $2,195 |
| Apr | 66% | $120 | $2,144 |
| May | 71% | $129 | $2,442 |
| Jun | 79% | $139 | $2,876 |
| Jul | 77% | $134 | $2,852 |
| Aug | 75% | $133 | $2,735 |
| Sep | 68% | $127 | $2,322 |
| Oct | 65% | $125 | $2,240 |
| Nov | 61% | $117 | $1,923 |
| Dec | 58% | $114 | $1,879 |
Top Short-Term Rental Operators in Boise
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Premium Rentals | 72 | 2,398 | ★ 4.71 |
| 2 | Boise BnB | 60 | 2,224 | ★ 4.58 |
| 3 | Evolve | 59 | 2,626 | ★ 4.83 |
| 4 | ITrip Vacations | 48 | 2,543 | ★ 4.91 |
| 5 | SeeYahBye Rentals | 47 | 2,812 | ★ 4.87 |
What Kind of STR Should I Buy in Boise?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,090 |
| 2 bed | 771 |
| 3 bed | 952 |
| 4 bed | 433 |
| 5 bed | 206 |
ADR by Property Tier
| Entire Home | $154 |
| Luxury | $234 |
| Professionally Managed | $169 |
Revenue by Dwelling Type
| Apartment | $2,433 |
| Entire Place | $2,879 |
| House | $2,838 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 50.9% |
| vrbo | 4.3% |
| both | 44.8% |
Investment Analysis
At a typical home value of $505,000 and average monthly STR revenue of $2,722, the implied gross yield before expenses is approximately 6.5% annualized ($32,658 / $504,894). That figure represents all listings; operators running entire-place rentals averaged $2,879/month, and house-specific listings averaged $2,838, both modestly above the market average.
Tier data shows meaningful differentiation by property quality. Luxury-tier listings (defined by Apivex’s tier classification) averaged $234/night, compared to $145 for all listings and $169 for professionally managed properties. The spread between the all-listings ADR and the professionally managed tier ($169) suggests that management platforms command roughly a 17% rate premium over the unmanaged average.
The housing market context: median days to pending is 8, sale-to-list ratio is 0.867, and inventory sits at 646 homes for sale. The fast days-to-pending figure indicates buyers compete for supply, which limits acquisition opportunities and supports asset values. Median list price is $557,000, above the Zillow typical value of $505,000, pointing to seller confidence in current conditions.
Revenue has been on a positive trajectory: 2025 full-year average revenue was $2,830/month versus $2,680 in 2024 and $2,423 in 2023, showing consistent recovery from the 2022 post-peak correction. With Idaho’s new state preemption law removing permit requirements effective July 1, 2026, the regulatory cost line for Boise operators is now zero, which marginally improves net returns.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Boise guests book an average of 31.7 days in advance, and the average length of stay is 4.9 nights. The 32-day booking window gives operators a meaningful pricing adjustment runway before the arrival date. Operators who reprice in the 30-day window can respond to inventory levels and capture last-minute demand without leaving revenue on the table.
A nearly 5-night average stay is longer than typical urban STR markets, where stays often run 2-3 nights. This reflects Boise’s draw for multi-day outdoor recreation trips, extended-stay business travel (as Idaho’s state capital with a major university), and visitor patterns tied to the Treefort Music Festival and Western Idaho Fair. Longer stays reduce turnover frequency, lowering cleaning and restocking costs per occupied night.
For pricing strategy, the 32-day lead time suggests most bookings land about one month out, so operators should have strong pricing in place by day 35-40 before arrival to capture the highest-intent guests. Last-minute discounting may be appropriate in low-demand winter months (January-February) when occupancy dips below 60%, but June through August rarely require it given the 77-79% occupancy range.
Short-Term Rental Regulations
Boise’s STR regulatory environment became significantly more permissive in 2026. Idaho Governor Brad Little signed HB 583 on March 16, 2026, effective July 1, 2026. The law is one of the broadest state STR preemption statutes in the country. It prohibits local governments from requiring licenses, permits, registrations, or fees for STR operation; from imposing owner-occupancy or primary-residency requirements; from capping rental nights; from limiting the number or proximity of STRs; or from mandating parking, insurance, or structural upgrades beyond what applies to all residences.
Boise proactively repealed its 2022 STR ordinance on May 18, 2026, ahead of the state deadline. The city’s $80 annual license fee is now eliminated. No permit is currently required to operate a STR in Boise.
What local governments can still enforce: smoke alarms in every sleeping area, a fire extinguisher and carbon monoxide detector on each floor, escape ladders for upper-floor sleeping areas, occupancy limits under International Building Code standards, and general noise, parking, and nuisance ordinances applying to all residential properties.
Tax obligations remain. Idaho charges a 6% state sales tax and a 2% travel and convention tax on stays of 30 nights or fewer. Properties within the Greater Boise Auditorium District pay an additional 5% room tax, bringing the total combined rate to 13%. Airbnb and other registered marketplace facilitators collect and remit these taxes automatically. Enforcement severity is rated minimal under current conditions.
Market Comparison
Boise’s 68.2% occupancy in April 2026 exceeds the U.S. STR median of approximately 55%, placing it in the upper tier of urban STR markets nationally. Its $145 ADR is below the U.S. median of roughly $220, which reflects Boise’s position as a mid-market regional city rather than a coastal or resort destination. The combination of above-median occupancy and below-median ADR produces a RevPAR of $98.69, competitive for an inland Western market.
The market’s 92.3 rental demand score is one of the strongest signals in the data, indicating high and consistent booking activity relative to supply. Revenue growth of 3.87% year-over-year puts Boise ahead of markets experiencing post-pandemic corrections.
The top five property managers by listing count are: Premium Rentals (72 listings, 2,398 reviews, 4.71 average rating), Boise BnB (60 listings, 2,224 reviews, 4.58 rating), Evolve (59 listings, 2,626 reviews, 4.83 rating), ITrip Vacations (48 listings, 2,543 reviews, 4.91 rating), and SeeYahBye Rentals (47 listings, 2,812 reviews, 4.87 rating). Together these five operators manage approximately 286 listings, roughly 8% of the total Boise market, indicating a fragmented management landscape where individual owner-operators hold the majority of inventory.
Frequently Asked Questions About Boise, Idaho
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