Idaho’s breathtaking landscapes and affordability have turned the Gem State into a powerful magnet for retiring baby boomers. As the largest generation in American history transitions into their golden years, their housing decisions are reshaping communities across Idaho—from bustling Boise suburbs to tranquil rural towns nestled in mountain valleys.
This transformation isn’t merely about who lives where, but reflects profound shifts in how Americans approach retirement, wealth distribution, and community development. Understanding these patterns reveals the trajectory of Idaho’s housing market and insights into how generational preferences and economic forces are redefining what retirement looks like in America today.
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Geographic Preferences: Urban, Suburban, or Rural
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Baby boomers in Idaho increasingly favor small towns and rural locales over big-city living. Nationally, both younger boomers (in their 50s–60s) and older boomers (70s) are more likely than younger generations to purchase homes in small towns, with younger boomers the most drawn to rural areas.
This trend is evident in Idaho. The state’s rural counties have become popular retirement havens – 21.4% of the population in rural Idaho was 65 or older as of 2023, double the state’s overall share of seniors. Many older Idahoans (and newcomers) seek the slower pace, open space, and affordability of rural communities. In counties like Adams, Custer, and Lemhi, nearly one-third of residents are 65+, reflecting an influx of retirees into these areas.
Small Cities and Suburbs
Urban centers in Idaho, especially the Boise metro, have still attracted boomers, but often as part of a “small city” or suburban preference. For example, Boise was highlighted in 2014 as a top destination for leading-edge boomers due to its strong job market and relatively affordable home prices at the time.
Rather than dense urban downtowns, many boomers gravitate to Boise’s quieter suburbs or to smaller cities like Coeur d’Alene and Idaho Falls. Younger boomers moving into Idaho often come from more expensive West Coast metros – California, Oregon, and Washington were the top origin states for 65+ migrants to Idaho in the late 2010s – and they tend to choose Idaho locales that offer natural beauty and a friendly community feel without the congestion of major cities.
The 2018–2023 period saw Idaho boomers prioritizing suburban tranquility and rural charm, a continuation (and acceleration) of the patterns emerging in 2008–2018.
Housing Choices: Downsizing, Staying Put, or Changing Homes
Many Idaho baby boomers faced a pivotal question: to downsize or stay put? After years of accumulating equity, a significant number opted to sell larger family homes and downsize to something more manageable.
Nationally, boomers made up 45% of home sellers in recent years – and older boomer sellers (late 60s and 70s) were the most likely of any group to buy a smaller home after selling. In Idaho, where home values surged in the 2010s, boomers who had owned large homes for decades found they could cash out at high prices and move into smaller, easier-to-maintain houses or condos.
Retirees cited that their previous homes were “too large” and that they wanted to be closer to family or on one level, prompting many sales. This downsizing trend became more pronounced from 2018–2023 as boomers aged into their 60s and 70s – whereas in 2008–2018, some boomers stayed put longer, waiting for home values to recover post-recession.
The Aging in Place Phenomenon
Despite interest in downsizing, a 2024 Redfin survey shows that the vast majority of baby boomer homeowners plan to “age in place” in their current home, rather than move. 78% of boomers indicated they will stay in their existing home as they grow older, dwarfing the share considering other options. Only about 20% were even contemplating moving to a 55-plus retirement community, and a mere 10% considered moving in with adult children or into assisted living.
This data highlights a key reality: while many boomers would like to downsize, most end up staying put. In interviews, older homeowners say they often want a smaller home but “it just doesn’t make financial sense” to move. Because home prices have risen so steeply, downsizing could mean paying a premium for a newer smaller house or condo – eroding the financial gain.
As a result, Idaho has a sizable cohort of “empty nest” boomers living in homes that may be bigger than they need, with spare bedrooms reserved for hobbies or visiting family. This trend of staying put became even more prevalent in 2018–2023 as low interest rates and property tax protections incentivized aging in place.
By contrast, in the early 2010s, some boomers were forced to stay put not by choice but by circumstance – the housing crash left them with low home values or underwater mortgages, delaying downsizing plans. By the late 2010s, however, rebounding prices and a booming market finally gave many boomers an opportunity to sell and move to support their retirement lifestyle, a trend that continued into the early 2020s.
Motivations for Housing Decisions
Several key motivations underlie Idaho boomers’ housing decisions:
Family Connections
As they retire, many boomers choose to move specifically to be closer to children and grandchildren or long-time friends. This has driven some Idaho natives to relocate within the state (or return from elsewhere) to live near family, and it has drawn out-of-state boomers to Idaho if their adult children settled here.
Being near family for support and social connection was the primary reason boomers gave for purchasing homes in retirement, according to the National Association of Realtors.
Lifestyle Preferences
Hand-in-hand with family is the pursuit of a certain retirement lifestyle – whether that means an active outdoor life, a quieter rural setting, or simply a smaller, easier home base. Idaho’s quality of life – from its recreation opportunities to its safe, slower-paced communities – is a strong pull factor.
Some boomers moved to enjoy the state’s mountains, fishing streams, and open space as part of their retirement dream. Others sought communities with amenities for seniors or the cultural offerings of a college town like Boise, balanced with a calmer environment than, say, California or Seattle.
Financial Considerations
The period 2018–2023 saw dramatic shifts in economic conditions that influenced boomer behavior. On one hand, historically low mortgage interest rates through 2020–2021 made buying or refinancing very attractive. Many boomers seized the chance to refinance or even trade up to a nicer home while rates were around 3%.
Those moving from high-cost states also found Idaho’s home prices relatively affordable during the 2018–2020 period. Indeed, metro areas with lower living costs and taxes – like Boise – have been especially attractive to relocating boomers. A mid-2010s study identified Boise as a top boomer destination due to its affordable housing and lower tax burden, which allowed retirees’ dollars to stretch further.
This motivation was already emerging in 2008–2018 but accelerated as more boomers hit retirement age and looked to maximize their savings.
Market Volatility
By the early 2020s, Idaho’s booming popularity drove home prices to new heights, and a sharp rise in interest rates added a new wrinkle. The Federal Reserve’s actions pushed 30-year mortgage rates from about 3.2% in early 2022 to over 7.0% by late 2022 – the highest in two decades.
Higher rates and prices meant that by 2022–2023, even well-off boomers had to weigh the cost of moving. Some who had locked in ultra-low mortgage rates on their existing homes were reluctant to give them up. For others, Idaho was still a bargain: a Californian boomer selling a pricey home could buy in Idaho outright and pocket the difference. But local Idaho boomers on fixed incomes faced affordability challenges if they hadn’t already purchased their retirement home.
Policy changes also played a role; for instance, the 2017 federal tax law capped state and local tax deductions, which made high-tax states less appealing and may have nudged more retirees toward low-tax Idaho.
All these economic factors – interest rates, home price swings, tax and housing policy – created a complex backdrop that boomers navigated in making their housing choices. Compared to 2008–2018, when the overhang of the housing crash made many boomers cautious, the late 2010s brought renewed optimism (and mobility) to those with regained home equity, followed by the unprecedented pandemic-era market that rewarded sellers and cash buyers.
Early vs. Late Baby Boomers: Differences in Housing Choices
It’s important to distinguish between “early” boomers (the older cohort, now in their late 60s to 70s) and “late” boomers (in their late 50s to early 60s), as their housing needs and decisions can differ.
Early Boomers (Late 60s-70s)
Early boomers are typically already retired (or very close to it) and often prioritize comfort, health, and convenience. Many in this group have already downsized or relocated to align with their retirement goals – for example, moving into a single-story home to avoid stairs, or choosing a newer house with modern amenities that will require minimal maintenance as they age.
In fact, older boomers purchased the newest homes on average among all boomer buyers, indicating a preference for move-in-ready properties with no need for renovation. This cohort is also slightly more inclined to seek out senior-oriented housing. Nationwide, about 1 in 5 boomers say they are considering moving to a 55+ community (and some have already done so), and this interest skews toward the older segment of boomers who are closer to needing age-targeted services.
Early boomers tend to be highly motivated by healthcare access and ease of living – for instance, they are more likely to choose a location based on proximity to medical facilities, and they often cite that their previous homes were too large or burdensome.
In Idaho, an early boomer might move from a remote farmhouse into a home in Coeur d’Alene or Twin Falls to be nearer to doctors and grocery stores, or they might trade a multi-level suburban house for a single-level patio home in a 55+ subdivision.
Late Boomers (Late 50s-Early 60s)
Late boomers, on the other hand, have until recently often still been in the workforce. During 2018–2023 many late boomers were in their late 50s or early 60s – juggling the tail end of their careers, last-child-out-of-the-house transitions, or even helping launch millennial children into homeownership.
This group’s housing choices look a bit different. Some late boomers have upsized or relocated for a final time to accommodate new needs (for example, moving to a “forever home” where they intend to live 20+ years into retirement).
Younger boomers actually expected to own their next home for a longer period (median of 20 years) than any other generation, signaling that they view their late 50s/60s purchase as a long-term home for the rest of their life. As such, late boomers might still choose a somewhat spacious home – one with room for visiting family and hobbies – rather than drastically downsizing to a condo.
They are also the most likely group to buy in truly rural areas, perhaps buying acreage or a cabin with the vision of an active retirement lifestyle. In Idaho, a late boomer in 2018–2023 might purchase a house in a rural part of the Treasure Valley or a property out by the Snake River, planning to enjoy gardening, outdoor recreation, or even remote work for a few more years.
Working Boomers
Because many late boomers were still working longer than previous generations (often into their late 60s), some chose locations that offered part-time job opportunities or business prospects; for example, a boomer who isn’t fully retired might choose to live near Boise or another economic hub to consult or start a small business.
Financially, late boomers in the late 2010s often still had strong incomes and could leverage that to buy a home (the median household income of boomer buyers was around $92,000 in the mid-2010s). But by the early 2020s, as they retired, their decisions started to resemble the earlier boomers’.
The key difference is timing: early boomers largely executed their retirement housing moves in the 2010s, whereas late boomers have been making those moves in the 2018–2023 period. Early boomers may now be more settled – many are aging in place or have already downsized – while late boomers are the ones currently bidding on homes in Idaho or weighing whether to relocate.
The overlap of late boomers entering retirement with Idaho’s recent housing frenzy meant this group often had to compete in a tight market. Armed with substantial equity (many late boomers sold homes in California, Washington, or high-priced Idaho markets), they frequently outbid younger buyers, solidifying boomers’ strong presence in Idaho’s home buying arena.
References
- Baby Boomers Overtake Millennials as Largest Generation of Home Buyers – National Association of Realtors
- Home Buyers and Sellers Generational Trends Report 2023 – National Association of Realtors Research Group
- ‘Til Death Do Us Part: More Than Three-Quarters of Baby Boomers Plan to Stay In Their Home As They Grow Older – Redfin
- Many baby boomers own homes that are too big. Can they be enticed to sell them? – NPR
- Rural Idaho population update: 21.4% is aged 65 and older – Idaho Department of Labor
- New Baby Boomer Release from NAR Research – National Association of Realtors
- Domestic Migration of Older Americans, 2015–2019 – U.S. Census Bureau Report
- Mortgage Rate History: Chart & Trends Over Time (1971–2025) – The Mortgage Reports
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