Boise Foreclosures and Distressed Properties in Ada County: Downtown Boise to Kuna ZIP Codes
Boise foreclosures on Zillow, Realtor.com, and Auction.com reach every buyer in Ada County at once. ForeclosuresDaily.com helps you find owners under pressure sooner, before the MLS, when they still want a quiet, quick sale.
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Ada County prices, listings and rent trends
Local market snapshot
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.
What puts an Ada County home in distress?
A distressed property is one whose owner feels pushed to sell, usually after a hardship such as missed mortgage payments, a death, a divorce, unpaid property taxes, or repairs that are out of reach.
Boise-area bargains tend to come from owners who sell quietly, skip the ads, and never touch the Multiple Listing Service (MLS). With few rival buyers involved, you can work toward a wholesale price.
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.
How to find distressed properties in Boise and Ada County
Once a Boise home reaches a foreclosure website, the lender or the auction is already in charge. Start earlier in the process to see deals first:
- Pick your ZIP codes Narrow your search to a few Ada County ZIP codes, such as West Boise or the Boise Bench, where you know values and have cash buyers waiting.
- Choose lead types Decide whether to chase probate, pre-foreclosure, divorce, code violation, or tax delinquency leads, since each one reflects a different pressure on a Boise owner.
- Use fresh data ForeclosuresDaily posts new leads daily, letting you contact Ada County owners before other investors' postcards arrive.
- Target your marketing Point your mail, calls, and texts only at Boise-area owners with a documented reason to sell, so no budget goes to uninterested households.
- Run the numbers Pull recent Ada County sales near the property to set the after-repair value (ARV), then apply the 70% Rule.
- Make a fair offer Offer a fast as-is cash closing that solves the seller's problem, then choose between wholesaling the contract and flipping the home.
Ada County sellers who want out quickly
Across Boise, Meridian, and the rest of Ada County, ForeclosuresDaily.com's off-market platform follows every major distress signal and lines it up with tax roll and property records.
Lead types to work
Ada County flip math: ARV and the 70% Rule
Boise-area flippers and wholesalers set their top offer from the after-repair value (ARV), the expected price once the work is done.
The 70% Rule limits your offer to 70% of ARV less repairs. In a market priced like Ada County, that spread has to cover holding costs, closing costs, and flip profit, or your assignment fee on a wholesale.
70% Rule example
| Step | Amount |
|---|---|
| ARV | $659,900 |
| 70% of ARV | $461,930 |
| Estimated repairs | − $53,000 |
| Maximum offer |
Ada County ZIP codes from Downtown Boise to Kuna
Every Ada County ZIP code moves at its own price and speed. Click one to open its numbers and decide which area fits how you invest.
ZIP 83702 · Downtown Boise · $821,951 · Bargain
| Metric | Value |
|---|---|
| Median listing price | $821,951 ▼ 4.6% |
| Price per sq ft | $510 |
| Days on market | 46 days ▼ 13.6% |
| Median rent | $2,964 ▲ 28.9% |
| Active listings | 109 ▼ 21.7% |
| Gross rent yield | 4.3% |
Downtown Boise values rose 4.8% in a year, lifting the 83702 Zillow Home Value Index to $738,202 by 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.
Max offer when the ARV equals the median price: $821,951 × 70% − $66,000 repairs = $509,366 max offer
Also see the full 83702 market report on Realtor.com →
Then view 83702 homes on Zillow →
ZIP 83704 · West Boise · $472,450 · Flip or assign
| Metric | Value |
|---|---|
| Median listing price | $472,450 ▲ 2.7% |
| Price per sq ft | $285 |
| Days on market | 45 days ▲ 25.0% |
| Median rent | $3,482 |
| Active listings | 134 ▼ 23.8% |
| Gross rent yield | 8.8% |
West Boise's Zillow Home Value Index in 83704 was $428,972 as of August 2026, a 1.5% rise over the year.
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.
Max offer when the ARV equals the median price: $472,450 × 70% − $38,000 repairs = $292,715 max offer
Also see the full 83704 market report on Realtor.com →
Then view 83704 homes on Zillow →
ZIP 83705 · Boise Bench · $480,000 · Rehab
| Metric | Value |
|---|---|
| Median listing price | $480,000 ▲ 2.1% |
| Price per sq ft | $331 |
| Days on market | 33 days ▼ 9.9% |
| Median rent | $2,300 ▲ 15.1% |
| Active listings | 108 ▼ 17.4% |
| Gross rent yield | 5.8% |
On the Boise Bench (83705), the Zillow Home Value Index reached $424,416 in August 2026, up 1.2% on the year.
Fastest-selling ZIP on this list at 33 days, with a median under $500,000. Therefore, quick resale for flippers.
Max offer when the ARV equals the median price: $480,000 × 70% − $38,000 repairs = $298,000 max offer
Also see the full 83705 market report on Realtor.com →
Then view 83705 homes on Zillow →
ZIP 83706 · Southeast Boise · $550,000 · Rental hold
| Metric | Value |
|---|---|
| Median listing price | $550,000 ▼ 1.8% |
| Price per sq ft | $347 |
| Days on market | 42 days ▲ 20.0% |
| Median rent | $2,725 ▲ 36.5% |
| Active listings | 102 ▼ 12.3% |
| Gross rent yield | 5.9% |
Southeast Boise, ZIP 83706, logged a Zillow Home Value Index of $512,295 for August 2026, 2.3% higher than a year before.
Rents are up 36% while sale times grew 20%. For this reason, a good fit for buy-and-hold investors.
Max offer when the ARV equals the median price: $550,000 × 70% − $44,000 repairs = $341,000 max offer
Also see the full 83706 market report on Realtor.com →
Then view 83706 homes on Zillow →
ZIP 83709 · Southwest Boise · $524,900 · Rehab
| Metric | Value |
|---|---|
| Median listing price | $524,900 ▼ 1.9% |
| Price per sq ft | $277 |
| Days on market | 37 days ▼ 13.9% |
| Median rent | $2,295 ▲ 2.0% |
| Active listings | 203 ▲ 2.3% |
| Gross rent yield | 5.2% |
A 1.5% annual gain put Southwest Boise's 83709 Zillow Home Value Index at $485,566 in August 2026.
Lowest price per square foot in Ada County ($277), with steady 37-day sales and 203 active listings.
Max offer when the ARV equals the median price: $524,900 × 70% − $42,000 repairs = $325,430 max offer
Also see the full 83709 market report on Realtor.com →
Then view 83709 homes on Zillow →
ZIP 83642 · Meridian · $599,900 · Assign
| Metric | Value |
|---|---|
| Median listing price | $599,900 ▲ 2.6% |
| Price per sq ft | $294 |
| Days on market | 37 days ▼ 9.8% |
| Median rent | $2,697 ▲ 3.7% |
| Active listings | 580 ▼ 11.4% |
| Gross rent yield | 5.4% |
Meridian's 83642 recorded a Zillow Home Value Index of $537,211 in August 2026, a 1.6% gain from the prior year.
A large, fast market with 580 listings and 37-day sales. Also, inventory is down 11%, so off-market deals matter.
Max offer when the ARV equals the median price: $599,900 × 70% − $48,000 repairs = $371,930 max offer
Also see the full 83642 market report on Realtor.com →
Then view 83642 homes on Zillow →
ZIP 83616 · Eagle · $1,008,000 · Bargain
| Metric | Value |
|---|---|
| Median listing price | $1,008,000 ▼ 6.6% |
| Price per sq ft | $362 |
| Days on market | 54 days ▼ 11.5% |
| Median rent | $3,100 ▲ 19.2% |
| Active listings | 820 ▲ 19.2% |
| Gross rent yield | 3.7% |
Eagle home values held steady (down 0% over the year), leaving the 83616 Zillow Home Value Index at $815,205 in August 2026.
Luxury market with prices down 6.6% and listings up 19%. Because of this, room to negotiate on high-equity homes.
Max offer when the ARV equals the median price: $1,008,000 × 70% − $81,000 repairs = $624,600 max offer
Also see the full 83616 market report on Realtor.com →
Then view 83616 homes on Zillow →
ZIP 83634 · Kuna · $539,000 · Motivated sellers
| Metric | Value |
|---|---|
| Median listing price | $539,000 ▲ 3.8% |
| Price per sq ft | $280 |
| Days on market | 49 days ▼ 24.4% |
| Median rent | $2,150 ▲ 7.8% |
| Active listings | 803 ▲ 38.9% |
| Gross rent yield | 4.8% |
Kuna's Zillow Home Value Index for 83634 stood at $462,376 as of August 2026, up 0.5% over twelve months.
Listings are up 39%, the biggest jump on this list, so more sellers are competing for buyers.
Max offer when the ARV equals the median price: $539,000 × 70% − $43,000 repairs = $334,300 max offer
Also see the full 83634 market report on Realtor.com →
Then view 83634 homes on Zillow →
ZIP 83669 · Star · $718,000 · Bargain
| Metric | Value |
|---|---|
| Median listing price | $718,000 ▼ 3.0% |
| Price per sq ft | $300 |
| Days on market | 51 days ▲ 2.0% |
| Median rent | $2,500 ▲ 1.4% |
| Active listings | 374 ▲ 3.6% |
| Gross rent yield | 4.2% |
Star, ZIP 83669, showed a Zillow Home Value Index of $578,198 in August 2026, down 0.5% from the year before.
Newer suburban homes. Consequently, prices are down 3% and homes take 51 days to sell, giving buyers leverage.
Max offer when the ARV equals the median price: $718,000 × 70% − $57,000 repairs = $445,600 max offer
Also see the full 83669 market report on Realtor.com →
Then view 83669 homes on Zillow →
ZIP 83714 · Garden City · $812,848 · Motivated sellers
| Metric | Value |
|---|---|
| Median listing price | $812,848 ▼ 3.2% |
| Price per sq ft | $334 |
| Days on market | 59 days ▼ 5.4% |
| Median rent | $2,995 ▲ 34.8% |
| Active listings | 82 ▲ 5.1% |
| Gross rent yield | 4.4% |
Garden City's 83714 Zillow Home Value Index ticked up 0.8% from a year earlier to $561,378 in 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%.
Max offer when the ARV equals the median price: $812,848 × 70% − $65,000 repairs = $503,994 max offer
Also see the full 83714 market report on Realtor.com →
Then view 83714 homes on Zillow →
Here, gross rent yield means a year (12 months) of median rent divided by the median listing price. The 70% Rule examples for Ada County ZIP codes assume repairs equal to 8% of the median price.
See Ada County off-market deals before your competitors do
ForeclosuresDaily.com has worked since 2004 to help investors, wholesalers, flippers, and agents connect with motivated sellers ahead of everyone else, including owners across the Boise area.
Why off-market deals work
Boise foreclosure and distressed property questions
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