Boise Foreclosures and Distressed Properties in Ada County
Foreclosure listings on Zillow, Realtor.com, and Auction.com are seen by every buyer in Boise. However, ForeclosuresDaily.com finds distressed real estate for sale before it gets there: motivated sellers who want to liquidate fast, reached privately and off the MLS.
Market data: Realtor.com Ada County housing market, October 2026. Zillow Home Value Index for Ada County: $527,699 (up 1.3% from a year earlier), August 2026. View homes on Zillow.
Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.
Carolynn Castillo
Realtor & Broker · eXp Realty
What is a distressed property?
A distressed property is a home whose owner is under pressure to sell. Usually, the cause is a life event, such as a missed mortgage payment, a death in the family, a divorce, unpaid property taxes, or repairs the owner cannot afford.
In Ada County, these owners matter more than ever. With a median listing price near $660,000, retail deals leave little room for profit. The discount comes from motivated sellers whose property is not publicly advertised for sale, is for sale privately, and is not listed on the Multiple Listing Service (MLS). As a result, there is less competition and room to negotiate wholesale pricing.
Ada County is Idaho’s most populous county, with 494,967 residents in the 2020 census and an estimated 546,141 by 2025. Boise, the county seat and state capital, anchors a metro that includes Meridian, Eagle, Kuna, Star, and Garden City.
Shannon Thompson
Investor · Joe Homebuyer of Atlanta
Watch Shannon Thompson share their experience using ForeclosuresDaily.com.
How to find distressed properties in Boise and Ada County
Foreclosure listing sites show homes after the bank or auction is involved. Therefore, to find a deal first, work earlier in the timeline:
Pick your ZIP codes
Initially, start with a few Ada County ZIP codes where you know values and have cash buyers ready.
Choose lead types
Next, pick your leads, because probate, pre-foreclosure, divorce, code violation, and tax delinquency leads each signal a different reason to sell.
Use fresh data
Then use ForeclosuresDaily fresh leads, which are updated daily, so that you reach owners before other investors mail them.
Target your marketing
In addition, data targeting your marketing means mail, calls, and texts go only to owners with a real reason to sell.
Run the numbers
After that, estimate the after-repair value (ARV) from nearby sales, and then apply the 70% Rule.
Make a fair offer
Finally, solve the seller’s problem with a quick, as-is cash close, then wholesale or flip the property.
Andrew Litchfield
Webinar host
Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
Motivated sellers who want to liquidate fast
For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Ada County, cross-referenced with tax rolls and property appraiser records.
Anthony Coletti
Real estate investor
Watch Anthony Coletti share their experience using ForeclosuresDaily.com.
ARV and the 70% Rule for Ada County flips
Real estate flippers and wholesalers use the after-repair value (ARV) to set their maximum offer. For example, the 70% Rule says to pay no more than 70% of ARV, minus repairs. As a result, that margin covers holding costs, closing costs, and profit for property flipping, or your assignment fee when you wholesale.
For instance, here is the math using the Ada County median listing price as the ARV and an 8% repair budget.
70% Rule example
Jeremy Resmer
Webinar host
Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
Ada County ZIP codes to target
Each Ada County ZIP code has its own price point and pace. Next, click a ZIP code to open its investing data, and then match the area to your strategy.
Downtown BoiseZIP 83702$821,951Negotiate
83702 market snapshot
In addition, the Zillow Home Value Index is $738,202 (up 4.8% from a year earlier) as of August 2026.
Highest price per square foot in Ada County. Prices dipped 4.6% from a year earlier, so sellers may negotiate. Also, inventory is down 22%, so off-market deals stand out.
Also see the full 83702 market report on Realtor.com →Then view 83702 homes on Zillow →
West BoiseZIP 83704$472,450Flip & wholesale
83704 market snapshot
In addition, the Zillow Home Value Index is $428,972 (up 1.5% from a year earlier) as of August 2026.
Lowest median price on this list, and homes are taking 25% longer to sell. As a result, a strong area for flips and wholesale deals.
Also see the full 83704 market report on Realtor.com →Then view 83704 homes on Zillow →
Boise BenchZIP 83705$480,000Flip
83705 market snapshot
In addition, the Zillow Home Value Index is $424,416 (up 1.2% from a year earlier) as of August 2026.
Fastest-selling ZIP on this list at 33 days, with a median under $500,000. Therefore, quick resale for flippers.
Also see the full 83705 market report on Realtor.com →Then view 83705 homes on Zillow →
Southeast BoiseZIP 83706$550,000Buy & hold
83706 market snapshot
In addition, the Zillow Home Value Index is $512,295 (up 2.3% from a year earlier) as of August 2026.
Rents are up 36% while sale times grew 20%. For this reason, a good fit for buy-and-hold investors.
Also see the full 83706 market report on Realtor.com →Then view 83706 homes on Zillow →
Southwest BoiseZIP 83709$524,900Flip
83709 market snapshot
In addition, the Zillow Home Value Index is $485,566 (up 1.5% from a year earlier) as of August 2026.
Lowest price per square foot in Ada County ($277), with steady 37-day sales and 203 active listings.
Also see the full 83709 market report on Realtor.com →Then view 83709 homes on Zillow →
MeridianZIP 83642$599,900Wholesale
83642 market snapshot
In addition, the Zillow Home Value Index is $537,211 (up 1.6% from a year earlier) as of August 2026.
A large, fast market with 580 listings and 37-day sales. Also, inventory is down 11%, so off-market deals matter.
Also see the full 83642 market report on Realtor.com →Then view 83642 homes on Zillow →
EagleZIP 83616$1,008,000Negotiate
83616 market snapshot
In addition, the Zillow Home Value Index is $815,205 (down 0% from a year earlier) as of August 2026.
Luxury market with prices down 6.6% and listings up 19%. Because of this, room to negotiate on high-equity homes.
Also see the full 83616 market report on Realtor.com →Then view 83616 homes on Zillow →
KunaZIP 83634$539,000Motivated sellers
83634 market snapshot
In addition, the Zillow Home Value Index is $462,376 (up 0.5% from a year earlier) as of August 2026.
Listings are up 39%, the biggest jump on this list, so more sellers are competing for buyers.
Also see the full 83634 market report on Realtor.com →Then view 83634 homes on Zillow →
StarZIP 83669$718,000Negotiate
83669 market snapshot
In addition, the Zillow Home Value Index is $578,198 (down 0.5% from a year earlier) as of August 2026.
Newer suburban homes. Consequently, prices are down 3% and homes take 51 days to sell, giving buyers leverage.
Also see the full 83669 market report on Realtor.com →Then view 83669 homes on Zillow →
Garden CityZIP 83714$812,848Motivated sellers
83714 market snapshot
In addition, the Zillow Home Value Index is $561,378 (up 0.8% from a year earlier) as of August 2026.
Slowest sales on this list at 59 days. Long listing times often point to motivated sellers. As a result, rents are up 35%.
Also see the full 83714 market report on Realtor.com →Then view 83714 homes on Zillow →
Click a ZIP code to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the 70% Rule example assumes repairs of 8% of the median price.
Antonio Stringfield
Probate investor · Los Angeles
Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.
ForeclosuresDaily off-market opportunities before your competition
In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.
Nancy Wallace-Laab
Investor · nearly 20 years
Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.
Phillip Warrick
Full-time investor since 2003
Full-time real estate investor since 2003, with over 20 years of experience.
Boise foreclosure and distressed property questions
How do I find distressed properties for sale in Boise?
Initially, start with public-record signals such as pre-foreclosure, probate, divorce, and tax delinquency. ForeclosuresDaily.com gathers these records daily, so that you can contact owners before the home is listed or sent to auction.
Where can I find foreclosed homes in Boise?
Bank-owned and auction homes appear on sites like Realtor.com, Zillow, and Auction.com. However, off-market pre-foreclosure leads let you reach owners earlier, while they can still sell on their own terms.
How do I find distressed properties for wholesale profit?
First of all, focus on owners with equity and a reason to sell quickly. Then run the 70% Rule, and finally line up cash buyers before you sign a contract you plan to assign.
Are off-market properties less competitive?
Yes, because homes that are not listed on the MLS reach far fewer buyers, which gives you more time and room to negotiate.
Get Ada County distressed property leads today
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