After several years of rapid appreciation followed by a period of adjustment, the Boise housing market is showing relative price stability with modest year-over-year gains. In February, Ada County’s median home price rose to $538,000, up from $530,000 a year earlier.
Home prices in Canyon County also increased, climbing to $441,990 from $415,990 last year. When affordability pressures increase, buyers often look beyond core markets for more attainable price points.
Sales activity was mixed across the two counties in February. Home sales in Ada County rose about 7% year over year to 647 homes, while Canyon County recorded 362 sales, down slightly from 369 a year earlier. Because closings typically reflect contracts written 30 to 45 days earlier, much of the recent pending activity likely traces back to January and early February, slightly ahead of the traditional spring ramp-up that usually accelerates later in the season.
Days on market remain close to where they were last year. Homes in Ada County took a median of 47 days to sell, while homes in Canyon County took a median of 46 days. Buyers remain active, though many are approaching purchases thoughtfully as they consider affordability and financing costs.
Pending sales in Ada County reached 1,289 in February, the highest number recorded for the month since 2022. In Canyon County, pending sales were up nearly 2% to 697 homes. Because pending sales represent homes going under contract rather than transactions that have already closed, they often serve as a leading indicator of market activity. After several years in which volatile mortgage rates caused many buyers to hesitate, the increase suggests some buyers are beginning to re-enter the market earlier in the year.
Even with more activity, housing inventory remains relatively limited. Ada County finished the month with about two months of inventory, while Canyon County recorded roughly 2.4 months. For context, housing economists generally consider four to six months of supply to represent a balanced market. Even with the recent increase in listings, housing supply remains well below that level.
Mortgage rates continue to play a large role in shaping buyer activity. Freddie Mac reported the average 30-year fixed mortgage at 6.11% as of March 12, slightly higher than the previous week but still below the 6.65% average recorded at this time last year. Even small changes in borrowing costs can influence the housing market, and when rates move lower, buyer traffic tends to pick up quickly.
In recent weeks, reports of steady traffic at open houses have been common across the Treasure Valley. Early spring weather tends to bring buyers out sooner, and increased showing activity often precedes a rise in contracts as the market moves further into the season.
Housing markets do not operate in isolation. Broader economic factors, including shifts in monetary policy, economic trends, and geopolitical events, can influence mortgage rates and consumer confidence. While these dynamics are difficult to predict, they remain an important backdrop as the housing market moves into its busiest time of 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
The average number of days on market measures how long it takes for homes to sell. A lower number suggests a fast-moving market with high demand, while a higher number indicates homes are taking longer to sell, often reflecting lower buyer activity.
Boise Market Trends
- Median list price: $499,000 (up 0.5%)
- Median sold price: $482,999 (down 2.4%)
- Average price per square foot: $309 (up 1%)
- Total home sales: 209 (up 5)
- Median days on market: 25 (up 5)
- Available homes for sale: 1.29 month supply (down 0.03)
- 30-year mortgage rate: 6.03% (down 0.81)
Treasure Valley Market Trends
- Ada County: $538,000 (up 1.5%)
- Eagle: $949,900 (up 24.6%)
- Garden City: $529,888 (*fewer than ten sales)
- Kuna: $445,000 (down 0.2%)
- Meridian: $520,000 (down 1.7%)
- Star: $648,939 (up 18%)
- Canyon County: $441,990 (up 6.25%)
- Caldwell: $420,000 (up 10.5%)
- Middleton: $527,870 (up 3.1%)
- Nampa: $441,495 (down 5.7%)
More From Our Blog
Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on March 9, 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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