Is Boise, Idaho Good for Airbnb Investment?

To start an Airbnb in Boise, Idaho, begin by researching local regulations as Boise requires short-term rental operators to obtain a Conditional Use Permit (CUP) from the Planning and Zoning Department, which costs approximately $1,500-2,000 and involves a public hearing process that can take 60-90 days. You'll also need a business license from the City of Boise ($50-100 annually) and must comply with the 3% lodging tax collected by Ada County. Find a suitable property in neighborhoods like North End, East End, or downtown areas where short-term rentals are more commonly approved, ensuring it meets zoning requirements and HOA restrictions if applicable. Once approved, furnish the space with quality basics including comfortable beds, linens, towels, kitchen essentials, WiFi, and safety equipment like smoke detectors and fire extinguishers as required by Boise fire codes. Create your Airbnb listing with professional photos, competitive pricing (typically $80-150/night in Boise as of 2023), and detailed descriptions highlighting proximity to attractions like the Boise River Greenbelt or downtown. For ongoing management, establish check-in procedures, maintain cleanliness standards, respond promptly to guests, and consider hiring local cleaning services or property management companies like RedAwning or Vacasa if you prefer hands-off management, while ensuring you maintain the required guest registry and comply with occupancy limits typically set at 2 people per bedroom plus 2 additional guests.

To identify profitable short-term rental properties in Boise, Idaho, focus on locations within 10-15 minutes of downtown Boise, near Boise State University, close to outdoor recreation access points like the Boise Foothills or Boise River Greenbelt, and in established neighborhoods like North End, East End, or Southeast Boise where vacation rentals are permitted. Target properties with 2-4 bedrooms, outdoor spaces like patios or yards, parking availability, modern amenities, and unique features that photograph well for listings. Conduct pricing analysis using AirDNA and Mashvisor to evaluate average daily rates ($80-150 typical for Boise market as of 2023-2024), occupancy rates (aim for 65%+ annually), and seasonal demand patterns that peak during summer months and BSU events. Research competition by analyzing similar properties within 2-mile radius on Airbnb and VRBO, identifying gaps in amenities or pricing, and studying successful listings' photos, descriptions, and guest reviews. Utilize Boise-specific resources including the City of Boise's short-term rental regulations and permit requirements, local property management companies like RedAwning or Vacasa for market insights, Boise Regional Realtors for neighborhood data, and tools like Rabbu or Pricelabs for dynamic pricing optimization while monitoring local events through Boise Parks and Recreation, Boise State athletics schedules, and Idaho tourism calendars that drive demand.

To obtain an Airbnb/STR permit in Boise, Idaho, you must first apply through the City of Boise Planning and Development Services Department either online through their permitting portal or in-person at City Hall located at 150 N Capitol Blvd. Required documents include a completed short-term rental application, proof of property ownership or lease agreement with landlord consent, floor plan showing maximum occupancy, parking plan demonstrating adequate off-street parking, contact information for a local responsible party available 24/7, and proof of liability insurance with minimum $1 million coverage. The application fee is approximately $200-300 with an annual renewal fee of around $150-200. Boise requires STRs to be owner-occupied or have an owner living within 600 feet of the property, limits occupancy to 2 people per bedroom plus 2 additional guests with maximum of 8 people total, mandates at least one off-street parking space per bedroom, requires posting of house rules and emergency contact information, and prohibits rentals for less than 2 consecutive nights. The approval timeline typically takes 4-6 weeks for processing, and once approved, you must also obtain a business license from the City of Boise and register with the Idaho State Tax Commission for lodging tax collection, with properties subject to both city lodging tax and state sales tax on rental income.

Short-term rentals (STRs) are legal in Boise, Idaho, but are subject to specific regulations implemented by the city. As of 2023, Boise requires STR operators to obtain a business license and comply with zoning restrictions that limit STRs primarily to commercial and mixed-use zones, while prohibiting them in most residential neighborhoods. The city has implemented a cap on the total number of STR permits available and requires operators to meet safety standards, provide adequate parking, and maintain noise control measures. Properties must also comply with building codes and fire safety requirements. Recent changes around 2022-2023 have tightened enforcement and increased penalties for non-compliance, with the city conducting regular inspections and responding to neighbor complaints. STRs are prohibited in areas zoned exclusively for single-family residential use, and operators face restrictions on the maximum number of guests and must provide 24/7 contact information for issues. The regulations were developed in response to community concerns about housing availability and neighborhood character, with Boise joining other Idaho cities in creating more structured oversight of the short-term rental market.

The best Airbnb investment areas in Boise, Idaho include the North End neighborhood, which attracts visitors with its historic charm, tree-lined streets, and proximity to downtown attractions like the Boise River Greenbelt and Hyde Park's local shops and restaurants. Downtown Boise offers excellent potential due to business travelers visiting companies like Micron Technology and government workers, plus tourists attending events at the Morrison Center and ExtraMile Arena. The Bench area provides good value with lower property costs while still offering access to Boise State University events and the airport. East Boise, particularly near Warm Springs Avenue, appeals to visitors seeking upscale accommodations close to the Boise Foothills for hiking and outdoor recreation. The area around Boise State University campus generates consistent demand from visiting families during football season, graduation ceremonies, and academic conferences. Southeast Boise neighborhoods near the Boise River offer attractive settings for visitors interested in outdoor activities like floating, fishing, and trail access, while maintaining reasonable property acquisition costs for investors.

In Boise, Idaho, Airbnb properties are subject to both state and local lodging taxes. The Idaho state sales tax of 6% applies to short-term rental accommodations, along with an additional state lodging tax of 2%, bringing the total state obligation to 8%. The City of Boise imposes a local lodging tax of 5% on short-term rentals, making the combined tax rate approximately 13% on gross rental income. These taxes are typically collected from guests at the time of booking through Airbnb's automated tax collection system, which remits payments directly to the Idaho State Tax Commission and the City of Boise on behalf of hosts. For properties where Airbnb doesn't automatically collect, hosts must register with the Idaho State Tax Commission and obtain a sales tax permit, then file monthly returns and remit taxes by the 20th of the following month. The City of Boise requires separate registration and monthly remittance of local lodging taxes. Exemptions are limited and generally apply only to stays exceeding 30 consecutive days, which are considered long-term rentals rather than transient lodging, and certain government or charitable organization bookings may qualify for exemptions with proper documentation.

To start an Airbnb in Boise, Idaho, the total initial costs would be approximately $485,000-$535,000. Property purchase represents the largest expense at $450,000 (median home price in Boise as of 2023). Furnishing costs typically range $15,000-$25,000 for a complete 3-bedroom setup including furniture, bedding, kitchenware, and decor. Initial setup costs including professional photography, listing creation, and basic renovations average $3,000-$5,000. Permits and fees in Boise include business license ($50), short-term rental permit ($200-$400), and potential HOA approval costs totaling around $500-$1,000. Insurance for short-term rentals runs $2,000-$3,000 annually, with the first year paid upfront. Utilities setup and deposits for electricity, gas, water, internet, and cable average $500-$800. First six months operating costs including utilities ($1,200), cleaning supplies and services ($1,800), maintenance reserves ($2,000), marketing ($600), and platform fees on estimated $18,000 revenue ($2,400) total approximately $8,000. Property taxes and ongoing maintenance should also be factored at roughly $4,500 for the initial six-month period.

Airbnb properties in Boise, Idaho demonstrate strong profitability potential with average annual revenues ranging from $25,000-$45,000 for typical 2-3 bedroom properties, while operating expenses typically run $12,000-$18,000 annually including cleaning fees, utilities, maintenance, insurance, and platform fees, resulting in net profit margins of 35-55%. Properties in desirable neighborhoods like the North End, East End, and downtown areas command premium rates of $120-$180 per night with occupancy rates of 65-75%, while suburban properties average $80-$120 nightly with 55-65% occupancy. Success factors include proximity to Boise State University, downtown attractions, and outdoor recreation access, with properties near the Boise River Greenbelt and within walking distance of restaurants and entertainment performing exceptionally well. A case study of a renovated 1920s bungalow in the North End generated $38,000 in revenue in 2023 with $14,500 in expenses, achieving a 62% profit margin, while a suburban 3-bedroom property near Meridian averaged $28,000 revenue with $11,000 expenses for a 61% margin. The market benefits from Boise's growing tech sector, increased tourism, limited hotel inventory in residential areas, and strong demand from business travelers, outdoor enthusiasts, and visitors to nearby ski resorts, though hosts must navigate city regulations requiring business licenses and occupancy limits while managing seasonal fluctuations with lower winter demand.

Airbnb investments in Boise, Idaho typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% based on current market conditions. Properties in desirable neighborhoods like the North End or East End can achieve higher returns of 10-15% annually, while suburban areas generally see 6-9% returns. The average timeframe to profitability is 18-24 months, considering initial setup costs, furnishing expenses, and market establishment. Boise's growing tech sector, driven by companies like Micron Technology and increasing remote work trends, has boosted short-term rental demand, with average daily rates of $120-180 depending on property size and location. Occupancy rates typically range from 65-75% annually, with peak seasons during summer months and winter ski season generating 80-85% occupancy. Initial investment requirements average $50,000-80,000 for down payment and setup costs on properties valued at $300,000-500,000, with monthly gross revenues of $2,500-4,500 for well-positioned properties.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Boise, Idaho. Local real estate agents specializing in Airbnb investments include Boise Premier Real Estate's investment division, Treasure Valley Property Group, and several agents from Silvercreek Realty Group who focus on vacation rental properties. National services like Awning, Mashvisor, and AirDNA offer market analysis and property sourcing specifically for short-term rental investments in the Boise area. RedAwning provides both property management and investment consulting services, while companies like Vacasa and AvantStay offer full-service property management that can help investors identify profitable opportunities. Local investment groups such as Boise Real Estate Investors Association connect investors with agents and services, and companies like BiggerPockets have local Boise members who specialize in short-term rental investments. Property management companies including SkyRun Boise and Idaho Mountain Lodging also assist investors in identifying and managing profitable Airbnb properties throughout the Treasure Valley region.