Boise Idaho Real Estate Blog

2026 Housing Forecast: How Rates & Inventory Will Shape the Market

Stable prices, tighter inventory, and steady demand are shaping what could be a warm start to the year.

In Ada County, the median sold price finished December at $525,000, down nearly one percent from a year earlier. On its own, a year-over-year dip can sound like a directional change. For the full year, Ada County home prices increased 2.45% compared to 2024, reflecting normal single-digit appreciation rather than a rapid market reset.

The median home price in Canyon County rose to $435,000, up 6.47% from last year. Canyon County finished 2025 with prices up 6.41% year over year. That gap matters as Canyon County tends to be more affordability-driven, and when buyers are payment-conscious, demand often concentrates where monthly payments pencil…

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Ada County Sets November Price Record as Eagle Hits $1 Million

Despite higher mortgage rates and growing inventory, home prices in Ada County reached a new November record, climbing to $564,000, up 7.43% from last year. In Canyon County, home prices rose to $425,000, up 2.4% year over year. Both increases came even with more homes on the market than last year, a shift, but not one that’s been large enough to put downward pressure on prices.

November set a major record in Eagle, with a median sales price of $1 million, the highest ever recorded for the month. A suburb about 20 minutes west of Boise, Eagle has long been recognized for its luxury housing and newer, custom-built homes, making it one of the area's most established high-end markets in the Treasure Valley. Homes there took a median of 68 days to…

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Treasure Valley Housing Update: More Listings, Steady Prices and Rate Relief

Last month brought a rare mix of easing rates, expanding inventory, and rising home prices across Ada County. Hallmarks of the kind of measured appreciation typical of a balanced market: not a boom, but far from a standstill.

In Ada County, the median home price in September was $555,000, up 3.8% from last year. The median home price in Canyon County was $422,165, essentially flat year over year, but nearly 2% higher than six months ago. While appreciation in Canyon County has historically been more modest, prices remain stable.

Inventory levels across the Treasure Valley remain elevated compared to earlier this year. Ada County has slightly over 3 months of supply. (Months of supply reflects how long it would take to sell all active listings at…

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Mortgage Rates Hit 3-Year Lows; Will Lower Rates Shift Boise's Real Estate Market?

Despite rising inventory and months of elevated borrowing costs, Ada County home prices climbed 4.1% in September. Now, with mortgage rates at their lowest level since 2021, will it be enough to influence Boise’s real estate market?

In September, the median sold price in Ada County was $558,522, up nearly 4.1% from a year ago. In Canyon County, prices rose to $429,958, a 5% increase compared to last year. Historically, in a balanced real estate market, the long-term average for home price appreciation of 3-4% is often viewed as a benchmark for normal appreciation.

Inventory levels in both Ada and Canyon counties have held relatively steady over the past few months, sitting at 2.96 months of supply in September. Fall typically marks the seasonal…

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Ada County Home Sales Jump 10% in July Despite Higher Rates

As more homes come to market across the Treasure Valley, the number of home sales remain steady, underscoring the market’s resilience in the face of elevated mortgage rates.

In Ada County, the median sold price in July was $549,450, a modest 0.8% increase year over year. Canyon County home prices were $429,900, up 1% from July 2024.

Listings averaged 23 days on market in Ada County, while Canyon County listings averaged 26 days, both in line with seasonal expectations and a far cry from the fast-paced market of recent years.

Sales activity surged in July, with 900 homes closing in Ada County, up more than 10% from last year, marking the busiest month since December 2021 during the peak of the post-pandemic real estate wave. That level of…

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Boise Housing Market Signals a Summer Reset as Inventory Builds

While prices remain stable year over year, a continued rise in inventory is signaling a summer reset in the Boise real estate market, bringing more inventory options and more selective buyers.

In July, the average sold price in Ada County was $580,000, up nearly 2% from a year ago. In Canyon County, prices rose to $439,900, an increase of 3.5% compared to last year.

The number of homes that sold also exceeded last year’s levels. Ada County saw 855 sales in July, up 17% year over year. Canyon County recorded 488 sales, a 21% increase from the same time in 2024. Homes in Ada County went under contract in a median of 17 days, identical to last year. In Canyon County, the timeline ticked up slightly to 29 days from 27. It’s important to keep in mind…

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Boise Market Balances Rising Prices and Inventory as Cautious Buyers Set the Pace

While national housing headlines point to a slowdown, the Boise real estate market tells a more local and more layered story.

In May, both home prices and inventory rose across Ada and Canyon counties, which isn’t the first time we’ve seen rising inventory and rising prices coexist.

In Ada County, the median sales price climbed to $579,900- up nearly 5.1% from May of last year. Canyon County prices were up 3.4% year over year with a median price of $433,990.

Homes that are priced strategically continue to draw near-full-price offers. In May, sellers in Ada County received 99.64% of their asking price on average; in Canyon County, it was 99.79%.

This “sale-to-list price ratio” reflects how close homes are selling to their original asking…

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Treasure Valley Spring Market Slows, Home Inventory Grows

The spring market is here, but it’s not in a rush. Despite more homes hitting the market and pricing holding steady, the usual seasonal urgency has been replaced with a slower start to the season for the Boise Real Estate market.

In Ada County, the median sold price was $546,193, down from $565,000 in March and nearly 2% lower than the $556,500 last year. Canyon County’s median price was $415,000, a 3.5% year-over-year decrease from $429,995.

These modest price shifts don’t signal a downturn, but reflect a more measured spring market. Buyers are weighing decisions more carefully, particularly in the face of rising inventory and steady interest rates. Not all listings are seeing the level of activity typically expected this time of year, and many…

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Spring Momentum Drives Boise Housing Market as Inventory Expands

The Boise real estate market is shaping up with springtime momentum, offering more options for buyers while sellers continue to benefit from steady demand.

In Ada County, the median sold price rose to $565,000 in March, a 1.8% increase from last year and up 17.2% compared to two years ago. Boise’s median price reached $540,000, up 1.9% from last year, while home prices in Canyon County rose 2.8% to $424,990. While growth has returned to a more sustainable pace compared to the pandemic surge, prices continue to remain stable, with modest year-over-year increases.

Across the Treasure Valley, the number of homes for sale is steadily climbing. In March, 1,186 new listings came to market in Ada County, bringing total active inventory to 1,503 homes…

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Easing Rates, Expanding Inventory: February 2025 Boise Real Estate Market Trends

While the number of pending home sales have declined nationally, activity in the Treasure Valley real estate market has remained steady and practically unchanged from last year as falling mortgage rates could set the stage for a Spring surge.

In February home prices saw slight year-over-year growth. Ada County’s median sales price rose 1.5% to $530,000, while Canyon County’s median increased 1.5% to $415,990. With the number of closed sales and the average days on market remained nearly unchanged in both counties.

Housing supply has edged up slightly, particularly in Canyon County, with 2.47 months of inventory up from 2.03 months a year ago. In Ada County, inventory increased to 1.89 months, compared to 1.78 a year earlier. Buyer demand is…

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