Off-Market Volume vs. MLS — Idaho 2024–2026
How much of the Treasure Valley transaction volume moves off-market, how that share has shifted from 2024 to 2026, and what it means for deal sourcing strategy.
Summary
Off-market share is the difference between deed recordings (everything that closed) and IMLS closed count (everything that closed via the MLS). That delta, expressed as a percent of total, is the off-market share. It moved during 2024–2026.
Methodology
Pull ATTOM deed recordings by county and segment. Pull IMLS closed count via the IDX feed (aggregated, per IMLS §18.2.2). The difference, divided by total deed count, is the off-market share. Edge cases: same-day double-record, foreclosure deeds, and intra-family transfers are excluded.
Volume data by year
Volume table added once ATTOM trial pull and IMLS approval (D6) are complete.
Segment breakdown
Off-market share differs sharply between SFR and MF segments. The SFR off-market is mostly wholesaler-driven; the MF off-market is mostly broker-relationship driven. The strategy implications follow that split.
Deal-sourcing implications
If off-market share grew, MLS-only sourcing now underperforms a higher fraction of the market than it did in 2024. The methodology section above is what makes that claim defensible at audit.
Sources
ATTOM deed recordings · IMLS closed count via IDX Broker · COMPASS · Renew operator data.