After more than four years, Ada County home prices are back at their 2022 peak.
The median sold price reached $602,875 in July, just above the level set in May 2022 and 9.7% higher than a year ago. In Canyon County, the median sold price climbed to $444,995, up 3.7% from last July.
The last time Ada County prices were this high, buyers were competing in a very different market.
In May 2022, inventory was still extremely limited, homes were selling quickly, and mortgage rates were only beginning to climb from historic lows. At that time, Ada County had about 1.5 months of supply, and the median home sold in just six days. Buyers had fewer choices and considerably less negotiating room.
Today, buyers have much more to choose from. Ada County ended July with 2.37 months of supply, compared with 1.5 months when prices previously peaked in 2022. Canyon County had 2.66 months. With more homes to choose from, buyers have more time to compare properties and push back on price or condition.
The median days on market was 15 days in Ada County and 24 days in Canyon County. Well-priced, well-presented homes are still selling quickly, while overpriced or dated listings are taking longer to find a buyer.
Even with more homes on the market, sales increased from a year ago. Ada County recorded 944 closed sales in July, up 4.9% from last year. Canyon County sales increased 9.5% to 496. July’s gain was not an isolated bump. Through the first seven months of 2026, closed sales are up 15% in Ada County and 9.1% in Canyon County compared with the same period last year.
According to Freddie Mac, the average 30-year fixed mortgage rate was 6.69% as of August 6, compared with 6.63% a year earlier. Mortgage rates are almost exactly where they were last summer, but buyers are now paying more for the typical home.
For financed buyers, the result is a larger monthly payment. Nearly one in four Ada County purchases in July were made with cash, leaving those buyers largely insulated from higher mortgage rates.
Prices may be back at 2022 levels, but the market itself looks very different.
There are more homes available, buyers have more time to make decisions, and price and condition are playing a larger role in how individual listings perform. At the same time, inventory remains below balanced levels and closed sales continue to run ahead of last year.
As the Treasure Valley moves toward fall, inventory typically reaches its seasonal peak and sales activity begins to slow. How prices respond to that added supply and whether mortgage rates offer buyers any relief will help shape the market through the remainder of the year.
By the Numbers: 2026 Real Estate Market Overview
Median Price: What You Should Know
The median sale price provides a snapshot of home affordability in the market. It represents the midpoint of all home sales, giving buyers an idea of what they might expect to pay. A higher median price typically reflects a more expensive housing market.
Inventory Trends and What They Mean
The number of homes available for sale shows how much choice buyers have in the market. Changes in this number indicate whether inventory is growing or shrinking, which can affect competition and pricing for buyers.
What Days on Market Tell Us About Demand
Median days on market measures how long it takes for homes to go under contract. A lower number suggests stronger buyer demand and a faster-moving market, while a higher number indicates homes are taking longer to sell.
Boise Market Trends
- Median list price: $579,900 (up 7.4%)
- Median sold price: $577,500 (up 10%)
- Average price per square foot: $330 (up 4.4%)
- Total home sales: 327 (down 22)
- Median days on market: 8 (down 5)
- Available homes for sale: 1.83 months of supply (down 0.60)
- 30-year mortgage rate: 6.69% (up 0.06)
Treasure Valley Market Trends
- Ada County: $602,875 (up 9.7%)
- Eagle: $949,000 (up 5.5%)
- Garden City: $742,000 (fewer than 10 homes sold)
- Kuna: $482,896 (up 7.1%)
- Meridian: $586,850 (up 10.7%)
- Star: $645,000 (up 3.6%)
- Canyon County: $444,995 (up 3.7%)
- Caldwell: $420,500 (up 5.1%)
- Middleton: $497,450 (down 12.7%)
- Nampa: $433,745 (up 2.8%)
More From Our Blog
Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on August 5th, 2026. While the data is deemed reliable, it is not guaranteed. City-specific data refers to single-family homes on less than one acre, whereas county-level data includes homesites of all sizes. The "months of supply" metric is based on a 12-month rolling average. Home prices mentioned combine both existing and new construction properties. Comparisons are based on year-over-year changes unless otherwise specified.
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