.webp)
The Q2 2026 SW Idaho vacancy report shows continued low vacancy and strong rents across Ada and Canyon County. See what it means for Boise property owners.
The SW Idaho Chapter of NARPM has released its Q2 2026 Vacancy Report, covering the period from April 1 through June 30, 2026. The data reflects continued strength in the Treasure Valley rental market, with vacancy rates holding steady and rents remaining competitive across both Ada and Canyon County.
Key Takeaways
The combined vacancy rate across Ada and Canyon County held at 2.21 percent for Q2 2026.
Ada County continues to outperform Canyon County, with a 2.04 percent vacancy rate compared to 3.22 percent.
Multifamily units in Ada County remain the tightest segment of the market at 1.55 percent vacancy.
Single-family rents in Ada County reached an average of $2,386, led by strong demand for larger homes.
Canyon County remains a competitive, lower-cost alternative for both single-family and multifamily rentals.
Overview of the Q2 2026 Vacancy Data
The Q2 2026 survey includes responses from 10 property management companies representing 2,122 rental units across Ada and Canyon County. Of that total, 835 units are single-family homes and 1,287 are multifamily units, giving a fairly balanced picture of the local rental landscape.
As of June 30, 2026, the combined vacancy rate across both counties was 2.21 percent, with 47 total vacancies reported. Ada County posted 37 vacancies out of 1,812 units, for a 2.04 percent vacancy rate, while Canyon County reported 10 vacancies out of 310 units, for a 3.22 percent vacancy rate.
Breaking the numbers down further by property type:
Ada County multifamily vacancy rate: 1.55 percent
Ada County single-family vacancy rate: 2.76 percent
Canyon County multifamily vacancy rate: 2.96 percent
Canyon County single-family vacancy rate: 3.79 percent
Ada County remains the stronger performer overall, with multifamily units in that county representing the tightest segment of the entire market.
Vacancy Trends by Property Type
The county-level breakdown highlights some interesting shifts between property types. In Ada County, single-family homes account for 55 percent of reported vacancies while multifamily units make up the remaining 45 percent. In Canyon County, that pattern flips, with multifamily units representing 63 percent of vacancies compared to 37 percent for single-family homes.
This suggests that single-family demand in Ada County is currently a bit softer relative to multifamily, while the opposite is true in Canyon County. For owners weighing where to invest or how to price a listing, understanding these submarket differences matters more than looking at a single blended vacancy figure. A property that sits vacant longer than expected isn't always a sign of a weak market overall. It often points to pricing or condition issues specific to that unit.
Our vacancy loss calculator can help owners estimate what extended downtime actually costs in lost rent.
Rental Pricing Across the Region
Average rent in Ada County came in at $2,008 for Q2 2026, while Canyon County averaged $1,910. Single-family homes continue to command a premium over multifamily units in both counties.
In Ada County, multifamily rents averaged $1,630, with one-bedroom units at $1,279, two-bedrooms at $1,541, and three-bedrooms at $2,070. Single-family rents in Ada County averaged $2,386, with four-bedroom homes reaching $3,048.
Canyon County followed a similar pattern at a somewhat lower price point. Multifamily rents there averaged $1,428, while single-family rents averaged $2,393, with five-bedroom homes commanding $2,400 and four-bedroom homes reaching $2,620.
These figures reinforce that larger single-family homes remain the strongest performers on rent in both counties, while multifamily units continue to offer steady, more affordable options for renters.
What This Means for Boise Property Owners
A vacancy rate hovering around 2 percent in Ada County is a healthy sign for the broader rental market, but it doesn't mean every property fills quickly on its own. Renters in Boise and the surrounding areas still expect responsive management, well-kept units, and pricing that reflects current market conditions.
Owners who want to stay ahead of vacancy trends should keep a close eye on how their property compares to similar units in their submarket, not just the county-wide average. A well-maintained property in a slightly softer segment can still outperform a neglected one in a tight market. Staying on top of routine maintenance goes a long way toward keeping units rent-ready and minimizing turnover time between tenants.
The Value of Tracking Quarterly Trends
Quarterly reports like this one give property owners a clearer picture of where the market is heading rather than reacting to a single snapshot in time. Comparing this quarter's numbers to prior reports helps identify whether a shift in vacancy or rent is part of a longer trend or just a temporary blip.
This kind of ongoing market awareness pairs well with strong financial oversight. Knowing how a property is performing against current market rents, and having clear accounting and reporting in place, gives owners the full picture they need to make confident decisions about pricing, renewals, and long-term strategy.
FAQs
What does a 2.21 percent vacancy rate mean for the Treasure Valley?
It indicates a tight rental market with strong demand relative to available inventory, though conditions vary by county and property type.
Why does Ada County have a lower vacancy rate than Canyon County?
Ada County includes Boise and the surrounding high-demand areas, which tend to attract more renters and support tighter vacancy.
Are multifamily or single-family properties performing better this quarter?
It depends on the county. Multifamily units are tighter in Ada County, while single-family homes have the edge in Canyon County.
How do these numbers compare to Q1 2026?
Vacancy ticked up slightly from Q1 2026, though overall market conditions remain healthy and competitive.
How can property owners respond to these trends?
Pricing accurately for the current submarket and keeping properties well-maintained are the most effective ways to minimize vacancy time.
Stay Ahead of the Market With 1st Rate Property Management
The Q2 2026 SW Idaho vacancy report confirms that the Treasure Valley rental market remains competitive, with steady demand supporting both single-family and multifamily properties across Ada and Canyon County. Staying informed on these trends is one of the best tools property owners have for making smart decisions about pricing and property upkeep.
At 1st Rate Property Management, I help owners across the Boise area turn this kind of market data into a real strategy, from setting the right rent to keeping properties in top condition. If you want to see how your property stacks up against current market trends, contact us today to get started.
