Treasure Valley home sales increased in the first half of the year, but affordability kept price growth mostly flat across Ada and Canyon counties.
The median sold price in Ada County was $582,000, up just 0.3% from last June. In Canyon County, the median sold price was $435,900, down 0.9% year over year. While prices remained nearly flat year over year, sales activity was stronger than the price numbers suggest.
Closed sales were higher across the first half of the year. Ada County sales rose 17.2% compared with the first half of 2025, while Canyon County sales increased 9.0%. The same was true in June. Closed sales were higher than last year in both Ada and Canyon counties.
While the number of home sales improved, affordability is still keeping a lid on demand.
According to Freddie Mac, the 30-year fixed-rate mortgage averaged 6.55% as of July 16, 2026, compared with 6.75% a year earlier. Mortgage rates in the mid-6% range may not be unusual historically, but paired with today’s prices, they are still hard on affordability. Sales improved in the first half of the year, but buyers are not stretching on price the way they did when monthly payments were lower. That helps explain why stronger sales activity has not pushed prices much higher.
Sellers were also more active in June. New listings rose 15.8% in Ada County and 11.9% in Canyon County from a year ago.
Normally, more new listings would be expected to push inventory higher. Instead, active inventory ended June lower than last year in both counties. Ada County inventory was down 6.1%, while Canyon County inventory was down 7.1%.
That is the key difference between this market and a softer one. More homes came to market, but buyer activity was strong enough to keep inventory from building year over year.
In other words, this is not just a “more listings” story. It is a more active market on both sides.
Supply is still below balanced-market levels. Ada County ended June with 2.51 months of supply, while Canyon County had 2.59 months. At the current sales pace, that means it would take about two and a half months to sell through the available inventory.
For buyers, there are more options than there were during the most competitive years, but not enough supply to treat this like a true buyer’s market. For sellers, the market is active, but pricing still matters.
Homes that are priced and presented well are still moving. Homes that feel overpriced, dated, or difficult to compare against newer options are having to work harder for attention.
There may also be signs of a seasonal shift. Compared with May, new listings declined in both counties and pending sales also dipped, while closed sales rose. That can happen because June closings often reflect purchase decisions made earlier in the spring.
The spring pipeline was strong, but some of the leading indicators cooled as the market moved into summer.
Nationally, housing remains uneven as affordability continues to weigh on buyers. The Treasure Valley is dealing with that same pressure, but the local data points to more activity than the price numbers alone suggest.
Flat prices do not mean the Boise-area housing market was weak. Sales increased, more sellers came to market, inventory was absorbed, and supply remained below balanced levels. But affordability is still setting the ceiling.
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: $569,000 (up 3.5%)
- Median sold price: $570,000 (up 4.6%)
- Average price per square foot: $332 (down 0.9%)
- Total home sales: 363 (up 39)
- Median days on market: 7 (down 2)
- Available homes for sale: 1.87 months of supply (down 0.56)
- 30-year mortgage rate: 6.55% (down 0.27)
Treasure Valley Market Trends
- Ada County: $582,000 (up 0.3%)
- Eagle: $931,400 (up 3.5%)
- Garden City: $500,000 (*fewer than ten sales)
- Kuna: $467,758 (down 1.0%)
- Meridian: $568,450 (up 0.6%)
- Star: $615,000 (down 1.2%)
- Canyon County: $435,900 (down 0.9%)
- Caldwell: $419,995 (up 3.7%)
- Middleton: $519,752 (down 1.9%)
- Nampa: $425,445 (up 0.9%)
More From Our Blog
Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on July 8th, 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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