Bingham (ID) Investor Pulse Report (2026-Q1)

In Bingham County, investors hold a significant 20.8% of all single-family residential properties, totaling 2,517 homes. This demonstrates a substantial presence in the local housing market.

The ownership landscape is overwhelmingly composed of individual investors rather than corporations. Individuals own 2,027 properties (80.5% of the investor portfolio), while companies own the remaining 565 properties (22.4%).

A similar pattern appears in the entity count, with 2,630 individual landlords compared to just 283 company landlords. This highlights that the local market is driven by small-scale real estate investing.

Investor portfolios are predominantly owned outright, with 1,924 properties held with cash compared to only 593 that are financed. This 3.2-to-1 cash-to-finance ratio suggests a well-capitalized investor base less sensitive to interest rate fluctuations.

The portfolio is clearly geared towards rental income, as 2,450 properties (97.3%) are classified as rented, confirming that the vast majority of these homes serve as housing for tenants.

In a surprising market shift, investors in Bingham County paid more than traditional homeowners in Q1 2026. The average landlord acquisition price was $415,795, a 3.5% premium over the homeowner average of $401,624, representing an extra $14,171 per home.

This development reverses a consistent historical trend of investor discounts. Throughout 2025, landlords consistently paid less than homeowners, securing discounts of 6.0% in Q3 ($23,610), 8.0% in Q2 ($35,240), and 7.6% in Q1 ($28,150).

The Q1 2026 premium suggests heightened competition for limited housing inventory, forcing investors to bid more aggressively to secure properties.

Overall acquisition prices show significant appreciation. The Q1 2026 average price of $415,795 for landlords is substantially higher than the 2020-2023 pandemic-era average of $296,309, reflecting strong market growth.

Investors were a powerful force in the Bingham County market last quarter, acquiring 46 of the 197 total SFR properties sold, which constitutes a 23.4% market share of purchases.

The acquisition activity was dominated by small-scale investors. Mom-and-pop landlords (Tiers 01-04) were responsible for 32 of the 46 purchases, representing 68.1% of all investor buying activity.

New market entrants were particularly active, with 26 new single-property landlords acquiring 20 homes. This tier alone accounted for 42.6% of all investor purchases, indicating a healthy influx of new capital.

Mid-size investors also played a role, with two entities in the 11-20 property tier purchasing a combined 15 properties, showing concentrated buying power in this segment.

Notably, institutional investors (1,000+ properties) made no purchases, reinforcing that recent market activity is driven entirely by smaller, local operators.

The investor landscape in Bingham County is defined by small, independent landlords. Mom-and-pop investors (owning 1-10 properties) control a commanding 85.6% of all investor-owned single-family homes.

The single-property tier (Tier 01) is the bedrock of the market, accounting for 1,739 properties. This represents 66.5% of the entire investor-owned portfolio, underscoring the importance of first-time and small-scale landlords.

Ownership concentration falls off sharply in larger tiers, though mid-size landlords in the 51-100 and 101-1000 property tiers still hold a combined 12.3% of the inventory (321 properties).

The narrative of large corporations dominating housing does not apply here. Institutional investors (Tier 09) have virtually no presence, owning only one property in the entire county, which rounds to a 0.0% market share.

Ownership structure in Bingham County shows a clear divide based on portfolio size. Individual investors are the primary owners in smaller tiers, holding 89.4% of single-property portfolios and 73.8% of 6-10 property portfolios.

A distinct crossover point occurs in the 11-20 property tier, where companies first achieve majority ownership, holding 26 properties (52.0%) compared to individuals' 24 properties (48.0%). This suggests a threshold where investors formalize their operations under a corporate structure.

As portfolio sizes increase, company ownership becomes nearly absolute. In the 101-1000 property tier, companies own 150 of the 151 homes, a staggering 99.3% share.

This pattern indicates that while individuals form the foundation of the rental market, scaling operations beyond 10 properties typically involves incorporation for liability and financial management.

Geographic analysis reveals that investor ownership in Bingham County is not evenly distributed but is instead highly concentrated. The 83221 zip code is the epicenter of activity, containing 1,212 investor-owned properties, far surpassing any other area.

A key distinction exists between areas with the highest count versus the highest percentage of investor ownership. While 83221 leads in volume, its investor ownership rate is a moderate 17.0%.

In contrast, several smaller zip codes exhibit near-total investor saturation. For example, 83218 has an 85.3% investor ownership rate, while 83203 and 83256 are 100.0% investor-owned, suggesting these are highly specialized rental markets.

The zip code for Aberdeen (83210) is also a significant hub, with 331 investor-owned properties and a high ownership rate of 38.8%, indicating it is a primary target for investors.

This data allows investors to perform a targeted property search in areas with proven activity or identify underserved zip codes with lower saturation.

Transaction data reveals a clear and aggressive accumulation strategy among landlords in Bingham County. In Q1 2026, investors were strong net buyers, purchasing 58 properties while selling only 5.

This represents a buy-to-sell ratio of 11.6-to-1, signaling strong confidence in the local market and a focus on portfolio expansion.

The net buying trend was consistent and even more pronounced throughout the prior year. In 2025, landlords acquired 627 properties and sold just 30, a ratio of nearly 21-to-1.

Conversely, institutional-grade investors (1000+ properties) have shown negligible and indecisive activity. In 2025, they bought two properties and sold two, making them a non-factor in market dynamics.

This sustained, high-volume net buying from smaller investors is a primary driver of demand in the Bingham County housing market.

In Q1 2026, landlords played a significant role in market liquidity, participating in 58 of the 263 total SFR transactions for a 22.1% share.

The bulk of this activity was driven by the smallest investors. The single-property tier led all others with 26 transactions, nearly half of all landlord-involved deals, at an average purchase price of $431,132.

Mom-and-pop investors (Tiers 01-04) collectively made up the vast majority of transactions, with 43 of the 58 deals, while institutional investors conducted zero transactions.

A critical finding is the source of these properties. In Q1, 0% of landlord purchases were from other landlords. This shows that investors are acquiring their inventory from the general market, likely competing directly with traditional homebuyers, rather than trading assets among themselves.