The Boise Turnkey Beat

Real Estate Radar

Is it time to “time the market?”

It’s funny- I’ve been investing in real estate for 25 years now. As I get older and do more deals, it’s really true; the more things change, the more they stay the same. 

Time after time, new and experienced investors alike ask the exact same question: “It this a good time to buy?”

I’ve personally bought properties consistently for over two decades. During times when values were going down, going up and everything in between. Every single one of those purchases came with either equity, cash flow or a little bit of both. So how do you decide when to take the leap? There’s a simple and easy answer to that question, I’ll give you my two cents in my summary below- no skipping ahead!!

In real estate, the age-old adage holds true: it’s time in the market, not timing the market, that builds lasting wealth and opportunity. Many prospective buyers and investors sit on the sidelines waiting for home prices to dip or mortgage rates to fall—but in doing so, they often miss out on the good stuff happening right now. Here’s why taking decisive action today can set you up for long-term success, especially in our Boise-area market where inventory has ticked up, opening doors to strategic negotiations.

1. The Myth of “Perfect Timing”

• Rates and prices will always fluctuate. Chasing the lowest possible interest rate or home price can easily become a game of whack-a-mole—just when you think you’ve spotted the bottom, rates could spike or prices could rebound.
  
• Psychology of the sidelines. Waiting breeds indecision. The longer you watch from the bleachers, the more opportunities pass you by—whether it’s low-competition showings, motivated sellers, or creative financing options.
  

2. Why “Time in the Market” Wins

• Compound appreciation. Historically, real estate values tend to rise over time. Every month you own a property, you’re accumulating equity—through both principal pay-down and market appreciation.
  
• Rental income potential. If you’re investing, getting a property rented puts cash flow in your pocket immediately. Even modest monthly rents can add up, turning an acquisition into a self-sustaining asset. Especially in a market like Idaho- housing is in demand and rents tend to increase over time and rent controls are illegal in Idaho, so you can raise rents as the market allows without any government intervention.
  
• Leverage and tax advantages. Mortgage interest deductions, depreciation, and other tax benefits kick in as soon as you own. The sooner you act, the sooner you start optimizing your financial position.
  

3. Why Now Is an Especially Good Time in Boise

• Inventory is on the rise. Compared to the frenzy of recent years, more homes are on the market across Meridian, Eagle, Nampa, and Boise proper. That means more choices—and less bidding-war pressure.
  
• Negotiation power. With options in hand, buyers can ask for price reductions, seller-paid closing costs, or allowance credits to cover interest-rate buydowns, renovations, or repairs. Sellers who face longer days on market are increasingly willing to accommodate buyer requests.
  
• Creative financing opportunities. In an environment of higher rates, you can structure seller-credited buydowns—where the seller contributes toward your rate reduction—or roll repair allowances into your loan, minimizing out-of-pocket at closing.
  

4. How to Take Action Today

1. Get pre-approved early. Understanding your borrowing power and locking in an initial rate quote puts you in a confident position when making offers.
   
2. Work with a local market expert. A real estate partner who knows Boise-area neighborhoods can pinpoint underpriced gems and leverage current inventory trends.
   
3. Build negotiation leverage. Ask for seller concessions tailored to your goals—whether that’s buying down your rate, funding a kitchen refresh, or covering inspection-related repairs.
   
4. Plan for the long term. Focus on properties that meet your criteria for appreciation, rental demand, or personal lifestyle—then hold, rent, or refinance when it makes sense.
   

5. Real-World Example

Imagine a four-bedroom home in Meridian listed for $400K. With more homes on the market, you negotiate a $10,000 price reduction plus a 2-month rate buydown credit. That immediately lowers your loan balance and your monthly mortgage payment—while you begin building equity from day one. In a year or two, you could refinance to even better terms once rates stabilize, unlocking additional savings.

6. Don’t Let “Perfect” Become “Too Late”

Every day you wait is equity you’re not earning, rent you’re not collecting, and tax benefits you’re not leveraging. The market will never be flawless—but decisive action in the right neighborhood today often outperforms waiting for an elusive “ideal” moment tomorrow.

In summary, when is the best time to buy an investment property? It’s when you have the means to do so. That’s it, Nothing more complicated than that. Buy a property that pays for itself today and the rewards will get sweeter and sweeter over time. If you wonder if that’s actually true- reach out to any of our staff (or clients) and we will give you real numbers on actual deals we’ve done on properties that we currently manage. 

In the meantime, enjoy the summer and happy investing!

-Corby