Boise vs Nashville
Two markets on the list for people leaving LA. Here's how they stack up on price, pace and taxes, measured against what a typical LA home sells for.
| Boise, ID | Nashville, TN | |
|---|---|---|
| Median sale price | $540K | $483K |
| Median single-family | $560K | $530K |
| Median condo | $320K | $379K |
| Median $/sq ft | $320 | $277 |
| Median days on market | 11 | 59 |
| Avg sale-to-list | 100.4% | 98.1% |
| Sq ft for $1M (at median $/sq ft) | 3,130 | 3,610 |
| Californians who moved to the state (2024) | 15,385 | 19,670 |
Redfin Data Center, May 2026, all residential unless noted. Typical LA County zip for reference: $904K median, $588/sq ft, 44 median days on market. Mover counts: U.S. Census Bureau ACS 2024, estimates with margins of error.
The short version
Nashville is the less expensive of the two at the median, about $483K versus $540K in Boise, roughly 11% less (Redfin, May 2026). $1 million covers roughly 3,610 square feet in Nashville at the median price per square foot, versus about 3,130 in Boise. Boise homes have been moving faster, 11 median days on market versus 59 in Nashville. Idaho has a 5.3% flat income tax (tax year 2026). Tennessee has no tax on wage income. In 2024 about 15,000 Californians moved to Idaho and about 20,000 to Tennessee (U.S. Census Bureau, ACS 2024).
Taxes
Boise: 5.3% flat rate (tax year 2026). Nashville: None on wages (Tennessee fully repealed its Hall tax on investment income in 2021). Property tax, insurance and HOA costs vary by address in both places and can matter as much as income tax, so price them for any specific home.
Go deeper
Read the full guides: moving from LA to Boise and moving from LA to Nashville.
Common questions
Is Boise or Nashville cheaper?
Nashville had the lower median sale price, about $483K versus $540K in Boise (Redfin, May 2026), roughly 11% less at the median.
Which has lower state income tax, Boise or Nashville?
Nashville has the lower state income tax. Tennessee has no tax on wage income. By comparison, Idaho has a 5.3% flat income tax (tax year 2026). Rates change, so confirm with each state and a CPA.
What does $1 million buy in Boise vs Nashville?
At the median price per square foot, $1 million works out to roughly 3,130 square feet in Boise and 3,610 in Nashville, versus about 1,700 at the LA median. A rough illustration, not a listing.
