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North End

Boise, ID

Neighborhood Market Analysis

Q3 2025 Report
$749,500 (June 2025) [1]; $950,000 (February 2025) [2]
Median Home Price
65/100 (Walk Score); 85/100 (Bike Score); 31/100 (Transit Score) [2]
Walkability Score
Generally above average to excellent; Boise High is highly ranked.
School Rating

Location Overview

Neighborhood Boundaries

Generally north of State Street, west of 28th Street, east of 8th Street, and south of the Boise Foothills. Includes Hyde Park and extends to the edge of the foothills.

Zip Codes

83702

Market Data Summary

Price Range$517,000 (2-bed) to $1.4M+ (5+ bed) [1]
Price per Sq Ft$470 (June 2025) [1]; $466 (February 2025) [2]
Inventory LevelsInventory has increased citywide, but North End remains tight due to high demand [3].

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesHistoric bungalowsCottagesVictorian-era homesTownhomes (limited)

Architectural Styles

CraftsmanQueen Anne VictorianColonial RevivalTudorMid-century modern (select pockets)

Property Details

Typical Lot Sizes0.10 to 0.25 acres, with some larger historic lots.
Home Age RangeLate 1800s to 1940s (majority), with some newer infill and remodels.
Construction QualityGenerally high, with many homes restored or updated; historic preservation is common.

Community Profile

Demographics & Lifestyle

Demographics

Population: 23,113; Median age: 40.6; Median household income: $136,312 [2]. Highly educated, mix of professionals, families, and retirees.

Community Vibe

Eclectic, historic, and vibrant. Known for tree-lined streets, community events, and a progressive, outdoorsy culture.

Typical Residents

  • Young professionals
  • Families
  • Retirees
  • Remote workers

Family Friendly

Very family-friendly, with parks, playgrounds, and walkable streets. Strong sense of community.

Amenities & Lifestyle

Parks & Recreation

  • • Camel's Back Park
  • • Boise Foothills trails
  • • Elm Grove Park

Dining Options

  • • Hyde Park eateries
  • • Gourmet restaurants
  • • Cafés
  • • Bakeries

Shopping Centers

  • • Hyde Park retail district
  • • Downtown Boise (adjacent)

Local Businesses

  • • Hyde Park shops
  • • Local coffee houses
  • • Boutique retailers
  • • Art galleries

Education & Schools

Generally above average to excellent; Boise High is highly ranked.
Overall School Rating

Elementary Schools

  • • Longfellow Elementary
  • • Washington Elementary

Middle Schools

  • • North Junior High

High Schools

  • • Boise High School

Private Schools

  • • Foothills School of Arts & Sciences
  • • St. Joseph's Catholic School

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Valley Regional Transit bus lines

Major Roads

  • • State Street
  • • 13th Street
  • • Hill Road

Commute & Walkability

Commute Times5-10 minutes to downtown Boise; 15-25 minutes to airport or major employers.
WalkabilityHigh for Boise; most errands and recreation accessible on foot or bike.
ParkingOn-street parking can be limited, especially near Hyde Park and during events.

Marketing Intelligence

Target Buyer Types

  • Affluent professionals
  • Families seeking walkability
  • Historic home enthusiasts
  • Remote workers relocating from out of state

Key Selling Points

  • Historic architecture
  • Walkable lifestyle
  • Hyde Park amenities
  • Top-rated schools
  • Access to outdoor recreation

Pricing Considerations

Price competitively but expect strong interest if staged and marketed well. Overpricing can lead to longer days on market despite demand.

Common Objections & Response Strategies

Objection: Older homes may require more maintenance.

Response Strategy:

Highlight recent updates, home warranties, and the value of historic craftsmanship.

Objection: Higher price point than other Boise neighborhoods.

Response Strategy:

Emphasize appreciation, lifestyle, and unique amenities not found elsewhere.

Objection: Limited parking, especially near Hyde Park.

Response Strategy:

Point out walkability, bike infrastructure, and proximity to transit.

Investment Insights

Investment Potential

Appreciation Potential

Strong long-term appreciation; recent YoY price growth of 15% [1].

Rental Demand

Very high, especially for historic homes and proximity to downtown/BSU.

Buyer Competition

Intense; multiple offers common on well-priced homes [2].

Best For

  • Owner-occupants
  • Long-term investors
  • Short-term rental operators (where allowed)

Potential Concerns

  • Older home maintenance
  • Higher price point
  • Limited new construction

Professional Recommendations

1

Leverage historic and lifestyle marketing in all materials.

2

Network with local preservation groups and Hyde Park businesses.

3

Educate buyers on historic homeownership and maintenance.

4

Stage homes to highlight both period charm and modern updates.

5

Monitor city regulations for short-term rentals and historic preservation.

6

Price accurately and prepare for multiple-offer scenarios.

Competitive Analysis

Comparable Markets

  • East End
  • Harrison Boulevard
  • Downtown Boise

Market Positioning

Premium, lifestyle-focused neighborhood with historic charm and urban amenities.

Competitive Advantages

  • Most walkable historic neighborhood in Boise
  • Direct access to foothills trails
  • Vibrant local business scene

Price Comparison

North End commands a 20-30% premium over most Boise neighborhoods; only select pockets (e.g., East End) are comparable.

Investment Metrics

3.5% - 4.2% (historic homes, 2025 estimates)
Cap Rates
3% - 4% gross annual yield
Rental Yields
High (indicative of strong appreciation, less cash flow focus)
Price-to-Rent
Limited for new purchases unless significant down payment; best for appreciation and value-add strategies.
Cash Flow
5-7% annually over next 3 years, barring economic shifts.
Appreciation

Buyer Journey Insights

First-Time Buyers

Challenging due to price, but possible with smaller homes or fixer-uppers. Education on historic homeownership is key.

Move-Up Buyers

Strong appeal for those seeking lifestyle upgrade and walkability.

Downsizers

Attractive for those seeking low-maintenance, walkable living with character.

Investors

Best for long-term appreciation or high-end rentals; short-term rental demand is strong but check city regulations.

Relocators

Very popular with out-of-state buyers seeking Boise's lifestyle and amenities.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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