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Ada County/Boise/83709

83709

ZIPSAFMR
Ada County, ID
Zillow

ZIP Investment Score

76Below average

095130300
BRFMR
Eff. Rent
0 BR$1,380$1,520
1 BR$1,560$1,540
2 BR$1,850$1,620
3 BR$2,560$2,120
4 BR$3,090$2,400
5 BR$3,553Not available
6 BR$4,087Not available
7 BR$4,700Not available
8 BR$5,404Not available

Purchase Price Calculator

Maximum purchase price
$178,815

Cost breakdown

+Likely effective rent$1,620
HUD FMR$1,850
Market rentUsed$1,620
Est. payment standard (92%)$1,700
-Principal and interest-$904
Loan amount$143,052
Down payment$35,763
Rate6.50%
Term30 years
-Operating costs-$516
Property taxes-$179
Insurance-$175
Utilities$0
HOA$0
Management-$162
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$26,074(72.9% ROI)
Projected value
$192,564
Return breakdown
Property appreciation+$13,749
Loan principal paid down+$5,125
Rental cash flow+$7,200
5-year hold
+$44,637(124.8% ROI)
Projected value
$202,313
Return breakdown
Property appreciation+$23,498
Loan principal paid down+$9,140
Rental cash flow+$12,000
10-year hold
+$95,861(268.0% ROI)
Projected value
$228,898
Return breakdown
Property appreciation+$50,083
Loan principal paid down+$21,778
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.86
1 BR
1.01
2 BR
1.14
3 BR
1.21
4 BR
1.29
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 83709 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 83709 (Boise, ID) is $1,850 a month. That is down 9.3% from $2,040 in FY 2026. Boise is in the Boise City, ID HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,540. Among 27 ZIP codes in Ada County, 83709 has the 5th-highest two-bedroom rent (county range $1,500–$2,090). The median county two-bedroom FMR in Idaho is $1,127, so ZIP 83709 is 64% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 83709
BedroomsFY 2027Change90–110% range
Studio$1,380−5.5%$1,242–$1,518
1BR$1,560−8.8%$1,404–$1,716
2BR$1,850−9.3%$1,665–$2,035
3BR$2,560−9.9%$2,304–$2,816
4BR$3,090−9.6%$2,781–$3,399

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 83709
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,380$1,560$1,850$2,560$3,090
FY 2026$1,460$1,710$2,040$2,840$3,420
FY 2025$1,590$1,880$2,250$3,150$3,770
FY 2024$1,210$1,390$1,690$2,380$2,800
FY 2023$1,110$1,260$1,560$2,190$2,570

Two-bedroom rent in nearby Ada County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 83709
83702$1,500−18.9%
83703$1,500−18.9%
83704$1,550−16.2%
83705$1,500−18.9%
83706$1,580−14.6%
83707$1,600−13.5%
83709Current$1,850—
83711$1,600−13.5%
83712$1,500−18.9%
83713$1,830−1.1%
83714$1,550−16.2%
83715$1,600−13.5%

Questions about ZIP 83709 rents

How much will Section 8 pay for a two-bedroom in ZIP 83709?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,540, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,386 to $1,694 a month; under the ZIP-level Small Area FMR of $1,850 it would be $1,665 to $2,035. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 83709 in?

ZIP 83709 is in the Boise City, ID HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,540.

How much did fair market rent change in ZIP 83709 for FY 2027?

The two-bedroom FMR fell 9.3%, from $2,040 in FY 2026 to $1,850 in FY 2027. Since FY 2023 it has risen 18.6%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentBoise, ID fair market rentID statewide rentsWhat is SAFMR?Data sources