Ada County’s median sold price for a home in January was $535,990, nearly identical to a year ago and up 2.1% from December. In Canyon County, the median home price was $420,000, down slightly year over year and 3.45% from the prior month. Prices are no longer surging, but they are plateauing.
The number of home sales reinforces that stability. In Ada County, 531 homes sold in January compared to 496 last year. Canyon County recorded 271 sales, also up from a year ago. The number of home sales improving alongside flat pricing suggests demand remains intact, just more deliberate.
The median days on market for a home to sell fell to 40 days in Ada County and 46 days in Canyon County. That timeline is consistent with a market where buyers continue to weigh financing costs carefully and negotiate with more intention. The speed of sales is no longer driven by urgency alone; it’s shaped by affordability.
Inventory, or the number of homes for sale, remains consistent. Ada County finished the month with 2.11 months of supply, and Canyon County finished with 2.37 months of supply. While inventory has expanded over the past two years, it hasn't compounded into a sustained oversupply.
Population growth in the Treasure Valley continues to underpin demand. Recent Census data show Idaho continues to rank among the top states for net domestic migration, more people are moving in than out relative to population size. That steady inflow of new households creates a demand floor as new residents need somewhere to live, whether they rent first or buy immediately. That supports baseline housing demand. It doesn't move the market overnight, but a consistent demand base helps explain one of the reasons why prices have not meaningfully declined despite elevated borrowing costs.
Mortgage rates are gradually easing. Freddie Mac reported the 30-year fixed-rate mortgage averaging 6.09% in mid-February, down from 6.87% a year ago. While still elevated compared to pandemic-era lows, the improvement has begun to influence buyer psychology. Rates continue to dictate pace more than direction, when borrowing costs improve, activity responds; when they rise, momentum slows.
Taken together, January reflects a market adjusting rather than reacting, balancing affordability constraints against limited supply and steady population growth.
As we move into the spring season, the next phase will hinge on whether new listings outpace demand or whether lower rates encourage stronger participation. For now, the data points to continuity more than change.
By the Numbers: 2025 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: $517,000 (down 2.45%)
- Median sold price: $509,995 (down 2.48%)
- Average price per square foot: $291 (down 6.13%)
- Total home sales: 178 (down 46)
- Median days on market: 28 (up 7)
- Available homes for sale: 1.39 month supply (down 0.09)
- 30-year mortgage rate: 6.09% (down 0.10)
Treasure Valley Market Trends
- Ada County: $535,990 (up 2.1%)
- Eagle: $862,500 (up 3.32%)
- Garden City: $614,900 (*fewer than ten sales)
- Kuna: $424,990 (down 6.83%)
- Meridian: $513,300 (up 4.10%)
- Star: $621,583 (up 3.61%)
- Canyon County: $420,000 (down 3.45%)
- Caldwell: $406,909 (up 1.26%)
- Middleton: $474,900 (up 6.72%)
- Nampa: $419,990 (down 3.45%)
More From Our Blog
Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on January 7, 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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