The SW Idaho Chapter of NARPM has released its Q3 2026 Vacancy Report, covering the period from July 1 through September 30, 2026. Vacancy across Ada and Canyon County fell to 1.52 percent, down from 2.21 percent in Q2, while average rents edged higher in both counties.
Key Takeaways
The combined vacancy rate across Ada and Canyon County was 1.52 percent for Q3 2026, down from 2.21 percent in Q2.
Ada County posted a 1.46 percent vacancy rate, compared to 2.08 percent in Canyon County.
Multifamily units in Ada County were the tightest segment of the market at 0.73 percent vacancy.
Single-family homes in Ada County had the highest vacancy rate of the four segments at 2.61 percent.
Average rent reached $2,059 in Ada County and $1,947 in Canyon County, both up from Q2.
Overview of the Q3 2026 Vacancy Data
The Q3 2026 survey includes responses from 10 property management companies representing 1,903 rental units across Ada and Canyon County. Of that total, 736 are single-family homes and 1,167 are multifamily units.
As of September 30, 2026, the combined vacancy rate across both counties was 1.52 percent, with 29 total vacancies reported. Ada County posted 25 vacancies out of 1,695 units, for a 1.46 percent vacancy rate, while Canyon County reported 4 vacancies out of 208 units, for a 2.08 percent vacancy rate.
Segment | Vacancies | Units | Q3 2026 rate | Q2 2026 rate |
|---|---|---|---|---|
Combined | 29 | 1,903 | 1.52% | 2.21% |
Ada County | 25 | 1,695 | 1.46% | 2.04% |
Canyon County | 4 | 208 | 2.08% | 3.22% |
Ada multifamily | 8 | 1,044 | 0.73% | 1.55% |
Ada single-family | 17 | 651 | 2.61% | 2.76% |
Canyon multifamily | 2 | 124 | 1.89% | 2.96% |
Canyon single-family | 2 | 85 | 2.36% | 3.79% |
Q2 figures come from our Q2 2026 vacancy report post. Fewer units were reported this quarter than in Q2 (1,903 versus 2,122), so quarter-over-quarter changes are best read as a direction rather than an exact measure.
Vacancy Trends by Property Type
Vacancy dropped in every segment compared to Q2, but not evenly. Multifamily vacancy in Ada County fell from 1.55 percent to 0.73 percent, making it the tightest segment in the survey. Single-family homes in Ada County barely moved, slipping from 2.76 percent to 2.61 percent, and they are now the softest segment of the market.
That shows up in the raw counts. Of the 25 vacancies in Ada County, 17 were single-family homes and 8 were multifamily units. In Canyon County, the split was even, with 2 vacancies in each category.
Canyon County's numbers rest on just 4 vacancies across 208 units, so a single vacant home moves its rate by roughly half a percentage point. For owners weighing where to invest or how to price a listing, that is a good reason to look at submarket detail rather than a single blended figure. A property that sits vacant longer than expected is not 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 $2,059 for Q3 2026, up from $2,008 in Q2, while Canyon County averaged $1,947, up from $1,910. Single-family homes continue to command a premium over multifamily units in both counties, and the gap is wider in Canyon County. Single-family rents were nearly identical across the two counties ($2,476 in Ada, $2,470 in Canyon), while multifamily rents ran lower in Canyon County ($1,424 versus $1,642).
Property type | Ada County | Canyon County |
|---|---|---|
Overall average | $2,059 | $1,947 |
Multifamily average | $1,642 | $1,424 |
Multifamily 1 bed | $1,319 | $1,113 |
Multifamily 2 bed | $1,511 | $1,440 |
Multifamily 3 bed | $2,097 | $1,720 |
Single-family average | $2,476 | $2,470 |
Single-family 2 bed | $2,146 | — |
Single-family 3 bed | $2,458 | $2,097 |
Single-family 4 bed | $2,822 | $2,913 |
Single-family 5 bed | — | $2,400 |
A dash means no rent was reported for that category this quarter.
In Ada County, single-family rents rose from $2,386 in Q2 to $2,476, while the four-bedroom average eased from $3,048 to $2,822. Canyon County single-family rents also climbed, from $2,393 to $2,470, with four-bedroom homes averaging $2,913. Averages by bedroom count can swing when only a few units are reported in a category, so the county-level and property-type averages are the steadier read.
What This Means for Boise Property Owners
A combined vacancy rate of 1.52 percent is a healthy sign for the broader rental market, but it does not 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.
The sharpest contrast this quarter is within Ada County itself. Single-family vacancy (2.61 percent) was more than three times the multifamily rate (0.73 percent). An owner of a single-family rental in Boise or Meridian is operating in a noticeably looser segment than the county-wide 1.46 percent suggests, which makes accurate pricing and a rent-ready property more important, not less.
Owners who want to stay ahead of vacancy trends should compare their property to similar units in their submarket, not just the county 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
Vacancy moved from 2.21 percent in Q2 to 1.52 percent in Q3. Quarterly reports like this one help owners tell whether a shift like that is part of a longer trend or a temporary swing, rather than reacting to a single snapshot in time.
This kind of 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 1.52 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.
How do these numbers compare to Q2 2026?
Vacancy fell from 2.21 percent to 1.52 percent, and average rents rose in both counties. Fewer units were reported this quarter, so the change is best read as a direction rather than an exact figure.
Which part of the market is tightest?
Multifamily units in Ada County, at 0.73 percent vacancy. Single-family homes in Ada County were the loosest segment at 2.61 percent.
Why is Canyon County's vacancy rate higher than Ada County's?
The report does not identify a cause. Canyon County's sample is small, with 4 vacancies across 208 units, so a single vacancy moves its rate noticeably.
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 Q3 2026 SW Idaho vacancy report shows a Treasure Valley rental market that remains competitive, with low vacancy and steady rents 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, we 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.
