Eagle · Ada County
The Treasure Valley's premium investor market.
Where median prices lead the Valley. Scarce, differentiated inventory and executive-tier demand. Premium flips, executive rentals, and large-lot land. We represent investors on both sides of the Valley's highest-priced transactions.
Population & Growth
Population · 2025 est.
38,830
Ada County · COMPASS 2025
10-year growth
+57.8%
2015 to 2025 · COMPASS
Median sale price · Mar 2026
$789,990
+0.3% YoY · 83616 · Redfin
Days on market · Mar 2026
83 days
Redfin
Median $/sqft · Mar 2026
$328
Redfin
Eagle's median home price leads the Treasure Valley. Growth is steadier than Meridian's headline rate, but the per-parcel economics are meaningfully larger. We represent acquisitions where holding-cost sensitivity and carry risk are table stakes.
SFH Rentals
Eagle SFH rental demand is narrow (executive relocation, medical residency, seasonal second-home) but the rent per sqft premium is material. Tenant quality trends highest in the Valley.
Land & Luxury Development
Eagle has the most active large-lot and semi-rural land activity in Ada County. 1-to-5-acre parcels with view components command meaningful premiums. Water rights and septic suitability are the two diligence pillars.
Infill
Eagle's infill opportunity is smaller in unit count but higher in per-unit margin. Downtown Eagle's mixed-use envelope has been steadily expanded.
Lot Splits, ADUs & Duplexes
Eagle's code publisher displays a malformed date for Ordinance 961, the ordinance tied to the current ADU section. Renew Atlas holds the exact local standards until the signed ordinance, adoption date, publication date, and effective date are confirmed.
Idaho Code Section 67-6541 took effect July 1, 2026, while affected local amendments are due by February 1, 2027. That transition does not establish eligibility for a particular Eagle property.
Data
Eagle in context. Ada County, ten years.
Population series 2015 through 2025 from the corrected COMPASS 2025 historic city-limit file. Price figures from Redfin and Zillow as of March 2026.
Renew take
Eagle's growth is constrained by foothills + 1-acre minimum zoning on much of the city. The slope is shallower because supply is fixed; the pricing differential vs. Meridian is mostly that constraint, not income demographics.
Foothills overlay amendments: if the lot-footprint cap loosens past 12%, the entire Eagle premium thesis weakens.
Source: COMPASS corrected 2025 historic city-limit population series.
Renew take
Eagle prints $789K median because it's de-facto an executive bedroom community. Cap rates don't pencil here. Eagle is appreciation-only territory. The investor case is premium SFH rentals to relocators.
Out-of-state buyer %: when it drops below 30% you're holding through a slower local exit cycle.
Source: Redfin and Zillow, March 2026. Point-in-time figures, not annualized.
Last updated: April 2026.
Live market snapshot
Eagle by the numbers. Sourced, dated, verifiable.
Every figure is pulled live from our content database with its source URL, geography scope, and confidence level. Verify any single card at its source in one click.
Asset classes
5 plays, one city. Underwriting-grade briefs.
Each asset class has its own brief for Eagle: market snapshot, Renew take, relevant ordinance, and named risks.
Flips
Eagle premium flips run a different playbook from Bench or Meridian — larger lots, larger homes, higher finish expectations. South Eagle is the highest-volume submarket; ARVs concentrate in the $900K-$1.6M+ band. Over-improvement is the dominant margin-killer.
Read brief →Raw + entitledLand
Eagle Foothills hosts the highest-IRR / longest-horizon land plays in Ada County. 1-to-5-acre parcels with view components carry meaningful premiums; Foothills overlay (hillside restrictions) and water-rights / septic suitability are the dominant diligence lines.
Read brief →Small-format new buildInfill Development
Downtown Eagle's mixed-use envelope and the urban renewal district concentrate the city's infill activity. Smaller in unit count than Meridian or Boise but higher per-unit margin; small-format mixed-use along State Street is the highest-conviction play.
Read brief →2-20+ unitMultifamily
Multifamily concentrates downtown and along State Street. Low-volume, premium-finish stabilized product; institutional appetite is thin and direct-owner sourcing dominates. Caps clear 5.0-5.8% on stabilized newer product.
Read brief →Buy-and-hold single-familySFH Rentals
Executive-tier SFH rental demand is narrow but the rent-per-sqft premium is material. Tenant quality trends highest in the Valley; vacancy windows on the largest product can extend 60-90 days. North Eagle and South Eagle anchor the buy-and-hold playbook.
Read brief →See deals matching your criteria in Eagle.
Document your buy-box once. We call when something fits: flips, SFH rentals, infill lots, or multifamily.
Neighborhoods
4 Eagle neighborhoods. Each with its own read.
Primary and secondary investment neighborhoods with stat cards, Renew takes, risks, and ordinance-level code references.
Downtown Eagle
Historic core along State Street between Eagle Road and Edgewood Lane. Eagle Urban Renewal District in effect; mixed-use envelope steadily expanded over the last decade. Adaptive-reuse opportunities on the legacy stock; downtown infill sees lower unit counts but higher per-unit margin than Meridian or Boise core.
Neighborhood brief →Estate · BLM-adjacent · land frontierEagle Foothills
Large-lot estate territory north of Beacon Light Road, BLM-adjacent. Primary land entitlement frontier — multi-year horizon plays governed by the Foothills overlay (hillside-development restrictions, slope/erosion controls). Water rights and septic suitability are the two diligence pillars; in A and A-R zones total structure footprint including ADU is capped at 10% of lot area.
Neighborhood brief →Executive subdivisions · gatedNorth Eagle
Newer estate subdivisions north of Beacon Light Road. Gated communities common; executive-tier rental territory with the Valley's narrowest tenant pool (executive relocation, medical residency, seasonal second-home). Tenant quality trends highest in the Valley; rent-per-sqft premium is material but vacancy windows can extend.
Neighborhood brief →Established subdivisions · most-active flipsSouth Eagle
Established 1990s-2010s neighborhoods south of State Street between the Boise River and Floating Feather Road. Most-active flip submarket in Eagle with predictable comps. Family-rental demand stable; cap rates compress relative to Meridian. Over-improvement is the most common mistake; under-scoping mechanicals on larger homes is the second.
Neighborhood brief →Research
Briefs and methodology. Timestamped, sourced.
Short-form research on Eagle market movement, ordinance updates, and neighborhood dynamics.
Eagle Executive-Tier SFH Rental Economics and Absorption 2026
Eagle's executive rental market shows 59-day median absorption with $2,972/mo median 3BR rents supporting 6.8% gross yields on $790K median acquisitions, but extended DOM (83 days Dec 2025) and 73% pr
Eagle Foothills Land Entitlement Pipeline and Hillside-Overlay Implications
Eagle Foothills raw land entitlement faces extended timelines through Planned Development approvals under Title 11A/11B rather than base zoning, with hillside development governed by large PD framewor
Research Methodology and Data Sources
Page Type: Methodology
Related markets
Adjacent Treasure Valley cities. Same investor lens.
Most investors compare two or three of these cities side-by-side. Each hub carries the same depth of population, price, asset-class, and ordinance data.
Ada County
Star
Growth corridor
The fastest-growing city in the Valley at +174.6% over the decade. Annexation-adjacent land, thin SFH rentals, and new-construction-era flip inventory when it appears.
See StarAda County
Boise
Core market
253,550 residents. A deep SFH rental and flip pipeline with a North End premium and a Bench entry-level comp set that moves.
See BoiseAda County
Meridian
Fastest growing
147,340 residents, +61.3% over a decade. 848 apartments and 35 townhomes under development near The Village. Old Town Opportunity Zone in play.
See MeridianLooking for a different play?
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Scarce, differentiated, and represented by Renew on both sides.