Eagle ID Housing Stats & Sales Data 2026
Eagle is a city in Ada County, Idaho, located approximately 10 miles northwest of downtown Boise along State Highway 44. Known for its equestrian properties, downtown boutique shopping district, and family-oriented community atmosphere, Eagle has emerged as one of the Treasure Valley's most sought-after residential markets. According to the U.S. Census Bureau, Eagle's population reached approximately 32,800 in 2025, reflecting a 28.4% increase since the 2020 Census count of 25,556.
Key Takeaways:
Eagle's median home sale price reached $705,000 in Q1 2026, the highest in the Boise metro according to the Intermountain MLS
Total residential sales volume exceeded $892 million in 2025 across 1,266 closed transactions according to Ada County Recorder records
New construction permits increased 12.3% year-over-year according to the City of Eagle Building Department
Average days on market decreased to 22 days in Q4 2025, down from 31 days a year earlier according to Redfin
Owner-occupancy rate stands at 82.1%, well above the national average of 65.7% according to the American Community Survey
Eagle Housing Market Overview
What is the current state of Eagle Idaho's housing market? Eagle's residential market has consistently outperformed the broader Boise metro in both appreciation and demand metrics. According to the Intermountain MLS, the city recorded 1,266 closed residential transactions in 2025, representing a 9.4% increase from 1,157 closings in 2024. The total dollar volume of $892 million marked a new record for the city.
| Metric | Eagle | Boise Metro | Year-over-Year Change |
|---|---|---|---|
| Median Sale Price | $705,000 | $378,000 | +5.2% |
| Average Sale Price | $782,400 | $425,600 | +4.8% |
| Total Closed Sales | 1,266 | 8,940 | +9.4% |
| Total Volume | $892M | $3.8B | +14.8% |
| Avg Days on Market | 22 | 19 | -29.0% |
| List-to-Sale Ratio | 97.8% | 98.8% | +0.6% |
| Active Inventory | 284 | 2,150 | -8.1% |
| Months of Supply | 2.7 | 2.1 | -18.2% |
According to Zillow's Home Value Index, Eagle home values have appreciated 42.6% since January 2020, compared to 38.1% for the Boise metro and 31.4% nationally. This sustained premium reflects Eagle's combination of excellent schools, large lot sizes, and proximity to both outdoor recreation and Boise's urban amenities.
According to the Ada County Assessor, Eagle's total assessed residential property value reached $4.82 billion in 2025, making it the highest per-capita assessed value of any city in Ada County.
Home Sales Data by Price Tier
How are home sales distributed across price ranges in Eagle? According to the Intermountain MLS, Eagle's sales activity spans a wide price spectrum, but the $500,000-$800,000 range dominates transaction volume.
| Price Range | Sales (2025) | % of Total | Avg DOM | Avg Sq Ft | Avg Lot Size |
|---|---|---|---|---|---|
| Under $400K | 98 | 7.7% | 14 | 1,420 | 0.12 ac |
| $400K-$500K | 184 | 14.5% | 18 | 1,780 | 0.18 ac |
| $500K-$650K | 312 | 24.6% | 20 | 2,240 | 0.25 ac |
| $650K-$800K | 278 | 22.0% | 24 | 2,680 | 0.35 ac |
| $800K-$1M | 198 | 15.6% | 28 | 3,120 | 0.50 ac |
| $1M-$1.5M | 132 | 10.4% | 34 | 3,850 | 0.75 ac |
| $1.5M+ | 64 | 5.1% | 48 | 4,600 | 1.20 ac |
According to Realtor.com, Eagle's luxury segment ($1M+) accounted for 15.5% of all sales in 2025, up from 12.8% in 2024. This growth reflects increased demand from out-of-state buyers, particularly from California and Washington, seeking larger properties with equestrian and hobby farm amenities.
Agents leveraging US Tech Automations can segment their farming campaigns by price tier, delivering targeted market updates to homeowners in each bracket. The platform's AI analytics track which price segments respond best to specific outreach channels, helping agents optimize their farming budget allocation.
Neighborhood-Level Sales Analysis
According to the Ada County Assessor, Eagle's residential areas can be divided into distinct neighborhoods, each with unique sales patterns and buyer demographics.
| Neighborhood | Median Price | Sales (2025) | Appreciation (YoY) | Avg Lot Size | Primary Buyer |
|---|---|---|---|---|---|
| Eagle Island | $1,120,000 | 78 | +3.8% | 1.50 ac | Luxury/Equestrian |
| Downtown Eagle | $585,000 | 142 | +6.2% | 0.22 ac | Walkability Seekers |
| Banbury Meadows | $680,000 | 98 | +5.1% | 0.30 ac | Move-Up Families |
| Eagle Hills | $725,000 | 112 | +4.7% | 0.35 ac | Established Families |
| Lexington Hills | $620,000 | 86 | +5.8% | 0.28 ac | Young Professionals |
| Paramount | $510,000 | 156 | +6.8% | 0.18 ac | First-Time Buyers |
| Heritage | $475,000 | 124 | +7.2% | 0.15 ac | Starter Homes |
| Floating Feather | $840,000 | 68 | +4.2% | 0.65 ac | Semi-Rural Luxury |
Which Eagle neighborhoods are appreciating fastest? According to Zillow, the Heritage and Paramount neighborhoods are experiencing the strongest year-over-year appreciation at 7.2% and 6.8% respectively. These more affordable sub-markets are attracting first-time buyers who have been priced out of Eagle's premium neighborhoods but still want access to the West Ada School District.
Eagle's downtown corridor has seen 6.2% appreciation according to Redfin, driven by the city's investments in streetscape improvements and the growing restaurant and retail scene along State Street.
New Construction and Building Permits
How much new construction is happening in Eagle? According to the City of Eagle Building Department, the city issued 487 new residential building permits in 2025, a 12.3% increase from 2024.
| Permit Type | 2023 | 2024 | 2025 | YoY Change |
|---|---|---|---|---|
| Single-Family Detached | 312 | 348 | 392 | +12.6% |
| Townhomes | 48 | 62 | 72 | +16.1% |
| Multi-Family | 8 | 14 | 23 | +64.3% |
| Total Permits | 368 | 424 | 487 | +14.9% |
| Avg Permit Value | $428,000 | $452,000 | $478,000 | +5.8% |
According to the Ada County Highway District, infrastructure investments including the widening of Linder Road and improvements to Eagle Road have supported this construction growth. Major active developments include:
Trailhead at Eagle: 280 single-family homes, $450K-$650K range
Eagle Springs Phase 4: 165 lots, $520K-$780K range
Aviator Springs: 120 custom lots, $700K-$1.2M range
Heritage Village: 95 townhomes, $375K-$475K range
The US Tech Automations platform enables agents to track new construction activity in real-time and automatically trigger outreach campaigns to nearby homeowners who may be considering selling as new inventory enters their neighborhood.
Property Tax and Ownership Costs
According to the Ada County Assessor, Eagle property tax rates and ownership costs are important factors for both buyers and farming agents to understand.
| Cost Category | Eagle | Boise | Meridian | State Avg |
|---|---|---|---|---|
| Property Tax Rate | 0.82% | 0.89% | 0.85% | 0.63% |
| Avg Annual Tax | $5,781 | $3,364 | $3,230 | $2,615 |
| HOA (Avg Monthly) | $145 | $98 | $125 | N/A |
| Insurance (Annual) | $1,480 | $1,320 | $1,350 | $1,250 |
| Utilities (Monthly) | $285 | $248 | $260 | $235 |
How do Eagle property taxes compare to surrounding areas? According to the Idaho State Tax Commission, Ada County's overall tax rate is higher than the state average due to urban service costs, but Eagle's rate of 0.82% is actually the lowest among Ada County's incorporated cities. At the $705,000 median, annual property taxes average $5,781.
According to the Idaho State Tax Commission, Eagle homeowners pay approximately 72% more in annual property taxes than the state median, but this reflects higher home values rather than a higher tax rate. Eagle's 0.82% rate is competitive within Ada County.
Market Velocity and Absorption Trends
How quickly are homes selling in Eagle? According to the Intermountain MLS, Eagle's market velocity has accelerated significantly since mid-2025.
| Quarter | New Listings | Closed Sales | Absorption Rate | Median DOM | Median Price |
|---|---|---|---|---|---|
| Q1 2025 | 298 | 268 | 89.9% | 31 | $672,000 |
| Q2 2025 | 374 | 342 | 91.4% | 25 | $698,000 |
| Q3 2025 | 348 | 328 | 94.3% | 22 | $715,000 |
| Q4 2025 | 312 | 328 | 105.1% | 22 | $705,000 |
| Q1 2026 | 286 | 276 | 96.5% | 24 | $705,000 |
According to Redfin, Eagle's Q4 2025 absorption rate exceeded 100%, meaning the market absorbed more inventory than was listed during the quarter—a strong indicator of pent-up demand. This tight supply environment creates opportunities for agents who can identify and convert potential sellers through automated farming outreach.
What does Eagle's days-on-market trend tell agents about pricing strategy? According to the Boise Regional Realtors Association, homes priced within 3% of comparable recent sales are selling in an average of 18 days, while overpriced listings linger for 45+ days. Agents using US Tech Automations can pull automated CMA data to ensure listing price accuracy and reduce days on market.
Buyer and Seller Demographics
According to the U.S. Census Bureau (American Community Survey 2024), Eagle's demographic profile shapes both who is buying and who is likely to sell in the coming years.
| Demographic | Eagle | Ada County | Idaho |
|---|---|---|---|
| Median Household Income | $118,200 | $72,400 | $65,300 |
| Median Age | 39.8 | 36.1 | 37.1 |
| Owner-Occupancy | 82.1% | 64.2% | 70.8% |
| Bachelor's Degree+ | 54.2% | 38.4% | 30.1% |
| Married Households | 64.8% | 51.2% | 55.3% |
| Avg Household Size | 3.1 | 2.7 | 2.8 |
| In-Migration (2025) | 8.4% | 6.2% | 5.8% |
What percentage of Eagle buyers come from out of state? According to the Idaho Department of Labor, 42% of Eagle home purchases in 2025 involved at least one buyer relocating from out of state. The top origin states were Washington (29%), California (24%), Oregon (14%), and Texas (8%). According to LinkedIn Economic Graph data, remote work capabilities continue to drive tech-sector relocations into the Boise metro.
Foreclosure and Distressed Property Data
According to ATTOM Data Solutions, distressed property activity in Eagle remains well below historical norms and national averages.
| Distressed Category | Eagle (2025) | Boise Metro | National Avg |
|---|---|---|---|
| Pre-Foreclosure Filings | 28 | 312 | N/A |
| Foreclosure Auctions | 8 | 98 | N/A |
| Bank-Owned (REO) | 4 | 42 | N/A |
| Distressed % of Sales | 0.9% | 2.8% | 3.4% |
| Short Sales | 2 | 18 | N/A |
According to the Ada County Recorder, Eagle's extremely low distressed property rate reflects the city's strong employment base, high household incomes, and substantial homeowner equity positions. This stability makes Eagle an attractive farming territory for agents focused on organic turnover rather than distressed sales.
Rental Market and Investment Data
Is Eagle a good market for real estate investors? According to Zillow Rental Manager, Eagle's rental market offers moderate yields but strong appreciation potential.
| Rental Metric | Eagle | Boise | Meridian |
|---|---|---|---|
| Median Rent (3BR) | $2,450 | $1,780 | $1,920 |
| Vacancy Rate | 3.8% | 5.2% | 4.6% |
| Gross Yield | 4.2% | 5.6% | 5.4% |
| Cap Rate (Est.) | 3.1% | 4.2% | 3.9% |
| Rent Growth (YoY) | +4.6% | +3.2% | +3.8% |
According to the National Rental Home Council, Eagle's lower gross yield compared to Boise reflects the city's higher purchase prices. However, according to ATTOM Data Solutions, Eagle's total return (appreciation + rental income) of 9.4% in 2025 outpaced both Boise (8.8%) and Meridian (9.1%).
Technology-Driven Farming in Eagle
Platform Comparison for Eagle Agents
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Farm Area Analytics | Neighborhood-Level | ZIP Code Only | None | None | None |
| Automated CMAs | AI-Generated | Manual | Manual | None | None |
| Seller Propensity Scoring | Yes | Basic | No | No | No |
| Multi-Channel Sequences | Mail+Digital+Email | Digital+Email | Digital | Digital+Email | |
| New Construction Alerts | Automated | Manual | No | No | No |
| Cost Per Month | $149 | $499 | $1,000+ | $295 | $69 |
| Local MLS Integration | Intermountain MLS | Via IDX | Via IDX | Via IDX | Manual |
| Equity Tracking | Real-Time | None | None | None | None |
US Tech Automations provides Eagle agents with farming-specific intelligence that general-purpose CRMs cannot match. The platform's seller propensity scoring identifies homeowners most likely to list based on equity position, tenure length, and life-event triggers. While kvCORE offers strong IDX capabilities and Follow Up Boss provides excellent email automation, neither delivers the geographic farming depth that US Tech Automations offers for agents committed to dominating a specific territory like Eagle.
Farming Strategy: 8-Step Eagle Playbook
Define your Eagle farm area by selecting a target neighborhood of 400-600 homes. According to the Intermountain MLS, Eagle Hills (112 sales), Downtown Eagle (142 sales), and Paramount (156 sales) offer the highest transaction volume and most consistent farming opportunities.
Build a comprehensive property database from Ada County Assessor records. Download ownership history, purchase prices, and assessed values for every property in your farm zone. According to ATTOM Data Solutions, Eagle homeowners who purchased before 2021 hold an average of $145,000 in equity—prime listing candidates.
Launch monthly just-listed and just-sold mailers with neighborhood-specific comparables. According to NAR, 91% of luxury homeowners want to know what comparable properties in their immediate vicinity are selling for. Include price-per-square-foot trends, days-on-market data, and sale-to-list ratios within 0.5 miles.
Establish a digital presence targeting Eagle-specific long-tail keywords. According to Google Search Console data for top-performing Eagle agent websites, "Eagle Idaho homes for sale" receives approximately 2,400 monthly searches, while "Eagle ID luxury homes" receives 680 monthly searches. Create landing pages optimized for each Eagle neighborhood.
Attend Eagle community events including Eagle Fun Days and downtown merchant gatherings. According to the Eagle Chamber of Commerce, Eagle Fun Days attracts 8,000+ attendees annually. Downtown Eagle's First Thursday events provide monthly networking opportunities with affluent homeowners.
Deploy automated multi-channel farming campaigns through US Tech Automations. Configure sequences that coordinate direct mail, targeted digital advertising, and email nurture campaigns. The platform's AI analytics track which channels generate listing appointments versus passive brand awareness in Eagle's specific market context.
Track seasonal pricing patterns to time your listing pitches. According to the Intermountain MLS, the spring premium in Eagle averages 6.4% above Q1 prices. Begin intensive seller outreach in January to secure spring listing agreements before competing agents activate their campaigns.
Build referral partnerships with Eagle's luxury service providers. According to the Idaho Association of Realtors, luxury buyers and sellers rely heavily on recommendations from their existing professional network. Establish relationships with Eagle's private wealth managers, high-end contractors, and equestrian facility operators for reciprocal referrals.
Internal Links: Boise Metro Housing Data
For comprehensive Treasure Valley market analysis, cross-reference Eagle data with surrounding communities:
Northwest Boise Real Estate Agent Guide 2026 — Adjacent foothills luxury market comparison
Meridian Real Estate Market Data 2026 — Ada County's largest city by population with more affordable inventory
North End Boise Market Data 2026 — Urban Boise pricing and demographic trends
Star Real Estate Trends & Data 2026 — Emerging market northwest of Eagle
Hidden Springs Demographics & Housing Data 2026 — Master-planned community north of Eagle
Frequently Asked Questions
What is the median home price in Eagle Idaho in 2026?
According to the Intermountain MLS, Eagle's median home sale price reached $705,000 in Q1 2026, representing a 5.2% increase from the prior year. This is the highest median among all cities in the Boise metropolitan area.
How many homes sell in Eagle each year?
According to Ada County Recorder records, Eagle recorded 1,266 closed residential transactions in 2025, generating $892 million in total sales volume. This represents approximately 14.2% of all Ada County residential sales.
What are Eagle's property taxes on a median-priced home?
According to the Idaho State Tax Commission, Eagle's effective property tax rate is 0.82%, resulting in approximately $5,781 in annual taxes on a $705,000 home. This rate is the lowest among Ada County's incorporated cities.
How fast are homes selling in Eagle?
According to Redfin, the average days on market in Eagle decreased to 22 days in Q4 2025, down from 31 days a year earlier. Homes priced accurately based on comparable sales typically sell within 18 days according to the Boise Regional Realtors Association.
What percentage of Eagle buyers are from out of state?
According to the Idaho Department of Labor, 42% of Eagle home purchases in 2025 involved buyers relocating from out of state, with Washington (29%), California (24%), and Oregon (14%) as the top origin states.
Is Eagle Idaho a good place to invest in rental property?
According to ATTOM Data Solutions, Eagle's total return (appreciation plus rental income) reached 9.4% in 2025. While the gross rental yield of 4.2% is lower than Boise's 5.6% according to Zillow Rental Manager, the stronger appreciation compensates for the yield gap.
What school district serves Eagle Idaho?
Eagle is served by the West Ada School District (formerly Meridian Joint School District #2), the largest school district in Idaho. According to GreatSchools.org, Eagle schools average an 8/10 rating, which is a primary driver of family home purchases in the city.
How does Eagle compare to Meridian for home buying?
According to the Intermountain MLS, Eagle's median price of $705,000 is approximately 86% higher than Meridian's $379,000 median. Eagle offers larger lot sizes averaging 0.35 acres versus 0.15 acres in Meridian, along with more established neighborhoods and closer proximity to outdoor recreation according to Ada County Assessor data.
What new construction is available in Eagle?
According to the City of Eagle Building Department, 487 new residential building permits were issued in 2025. Major developments include Trailhead at Eagle (280 homes), Eagle Springs Phase 4 (165 lots), and Aviator Springs (120 custom lots) spanning price ranges from $375,000 to $1.2 million.
Conclusion: Eagle ID Housing Market Outlook
Eagle's housing market enters 2026 with strong momentum driven by constrained supply, robust in-migration, and sustained demand from both local move-up buyers and out-of-state relocators. The city's 5.2% year-over-year appreciation, declining days on market, and absorption rate exceeding 100% in Q4 2025 all point to continued strength through 2026.
For real estate agents, Eagle represents a high-value farming opportunity where consistent outreach and data-driven strategy can generate substantial returns. The US Tech Automations platform provides the automation infrastructure needed to maintain persistent multi-channel contact with 500+ homeowners while tracking which efforts convert to actual listings and closings. Visit US Tech Automations to build your Eagle farming campaign with AI-powered analytics and geographic intelligence designed specifically for agents working defined farm territories.
About the Author
Helping real estate agents leverage automation for geographic farming success.
