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 these numbers reflect contracts written 30 to 60 days ago, meaning they represent purchasing decisions made in late spring or early summer.
Where we’re seeing the biggest change is in supply. Inventory has been quietly building. Ada County now has 2.94 months of supply, with Canyon County close behind at 2.92. While that’s still technically a seller’s market by definition (anything under 4 to 5 months typically is), but the momentum is changing. Active listings are up 23% year over year in Ada County and while buyer demand is stable, it’s not growing to absorb the additional inventory.
As a result, the bar is getting higher. With more homes to choose from and elevated borrowing costs, buyers are being more selective. The homes that are prepped and priced right are still drawing strong interest, sometimes quickly but the margin for error is smaller. Condition, pricing, and presentation matter more than ever.
Mortgage rates continue to impact the market. After five weeks of modest declines, rates ticked back up slightly following a stronger-than-expected jobs report. As of mid-July, the average 30-year fixed rate was around 6.72%, according to Freddie Mac. That’s lower than last year’s peaks, but still high enough to make some buyers pause. Even so, activity tends to pick up when rates dip, purchase applications rose 25% compared to this time last year suggesting that some buyers are on the sidelines.
That dynamic is opening a window of opportunity, particularly for new construction. Some builders are stepping in to bridge the gap, reintroducing incentives like rate buydowns where they help lower your mortgage interest rate for the first few years or covering closing costs to ease affordability concerns. For buyers, especially those looking at new construction, these perks, combined with more inventory and less pressure, could offer a smart window to make a move before rates fall again or competition picks up.
As summer winds down, the market often begins to slow seasonally. With inventory on the rise and buyers remaining cautious amid higher rates, the next couple of months will help shape what’s ahead this Fall. If active listings continue to build without a corresponding increase in demand, we could start to see subtle downward pressure on prices and longer days on market as we transition into the second half of the year.
By the Numbers: June 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: $549,900 (down 1.3%)
- Median sold price: $544,710 (down 2.1%)
- Average price per square foot: $335 (up 6%)
- Total home sales: 324 (up 58)
- Median days on market: 9 (unchanged)
- Available homes for sale: 2.43 month supply (up 0.18)
- 30-year mortgage rate: 6.82% (down 0.10)
Treasure Valley Market Trends
- Ada County: $580,000 (up 1.8%)
- Eagle: $899,890 (up 4%)
- Garden City: $511,950 (down 26.8%)
- Kuna: $472,500 (up 5%)
- Meridian: $565,000 (up 3.2%)
- Star: $622,727 (up 13.2%)
- Canyon County: $439,990 (up 3.5%)
- Caldwell: $405,000 (up 6.6%)
- Middleton: $529,950 (down 7%)
- Nampa: $421,782 (up 0.01%)
More From Our Blog
Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on July 9th, 2025. 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.
Posted by Lisa Kohl on
Leave A Comment