The story of this market
The typical home in ZIP 83616 sells for about $814,000, or $310 per square foot.
Prices are up +1.1% from a year ago, so sellers still have some momentum. Homes take about 50 days to sell. HUD's fair market rent for a two-bedroom is $2,100 a month.
ZIP 83616 — Eagle
The 83616 housing market remains stable with high price points and low inventory, reflecting sustained demand for the area's lifestyle and school quality. While appreciation has flattened compared to the rapid growth of previous years, the market continues to hold value. Buyers should be prepared for a competitive environment for well-priced, move-in-ready homes.
This ZIP is best suited for affluent families and professionals who prioritize school quality, safety, and access to outdoor recreation over immediate investment cash flow.
Median prices moved up 1.1% year over year.
Homes spend a median of 50 days on market with 4.2 months of supply — a fast-moving market.
18% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.8% · poverty 3.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 83616, Ada County ID
Crime rates in Eagle are consistently reported as significantly lower than both the Idaho state average and the national average, with property crime being the primary concern.
Schools serving the 83616 area are part of the highly-rated West Ada School District, which is frequently recognized for strong academic performance and high graduation rates.
The area faces moderate wildfire risk due to its proximity to the Boise Foothills, and residents are encouraged to maintain defensible space around properties.
Eagle continues to experience steady growth driven by its reputation as an upscale residential suburb, with ongoing development of luxury housing and commercial amenities along the State Street corridor.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Idaho) — Homestead Property Tax Exemption: Exempts the lesser of $125,000 or 50% of the market value for assessment purposes from property taxation. Formula: Exemption = min($125,000, 0.50 * Market Value).
Commuters typically drive 20-30 minutes to reach downtown Boise, primarily utilizing State Street or Highway 55 as the main arterial routes.
The area features extensive access to the Boise River Greenbelt, numerous public parks, and proximity to the Eagle Hills Golf Course and various foothills hiking trails.
The rental market is characterized by high price-to-rent ratios, making it challenging for investors to achieve positive cash flow; demand is driven by families seeking high-quality school districts.
The local economy is anchored by the broader Boise metro area, with significant employment in technology, healthcare, and government sectors.
Transportation is heavily reliant on private vehicles, with limited public transit options connecting Eagle to the Boise employment core.
Development is focused on infill projects and the expansion of master-planned communities on the northern edge of the city.
The Ada County Assessor manages property valuations, with assessments typically updated annually to reflect market conditions.
Parcels are subject to West Ada School District taxes and various local fire and emergency service district levies.
Property insurance premiums are influenced by the area's wildfire risk profile, with many carriers requiring fire-mitigation documentation.
Idaho continues to see net positive domestic migration, though the pace has moderated compared to the 2020-2022 peak.
Idaho is primarily a non-judicial foreclosure state, allowing for a streamlined process under the deed of trust framework.
Sellers are required to provide a property disclosure statement detailing known material defects at the time of listing.
Data retrieved from data.census.gov ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Features swimming, disc golf, and extensive walking trails.
Provides miles of paved paths for cycling and walking along the river.
A popular public 18-hole course serving the local community.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.