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        <title>Boise Idaho Real Estate Blog</title>
        <link>https://www.weknowboise.com/blog/</link>
        <description>We Know Boise - Real Estate Blog. Your #1 source for Boise Idaho Real Estate information. Market updates, local news, community info and more.</description>
<item>
    <guid>https://www.weknowboise.com/blog/boise-home-sales-increase-as-ada-county-prices-dip.html</guid>
    <link>https://www.weknowboise.com/blog/boise-home-sales-increase-as-ada-county-prices-dip.html</link>
        <author>lisa@weknowboise.com (Lisa Kohl)</author>
        <title>Boise Home Sales Increase as Ada County Prices Dip</title>
    <description> <![CDATA[ 



After another early hint of spring momentum, March brought a choppier start to the Boise housing market. Home sales rose, but in Ada County prices moved lower.


In Ada County, the median sold price fell to $540,990 in March, down 4.25 from a year ago. That is a softer start to spring than February’s early activity seemed to point toward. In Canyon County, the median sold price rose to $432,490, up 1.76 from last year.


At the same time, the number of closed sales increased in both counties. Ada County recorded 811 home sales in March, up from 675 a year ago, while Canyon County rose to 452 sales from 394.


March closings reflect February decisions. March pricing reflects what buyers were actually willing to pay.


More homes sold in Ada County, but at a lower median price than a year ago. Buyers are still willing to act, but not at any price.


In Ada County, homes took a median of 29 days to sell, up from 23 days last March. In Canyon County, homes took a median of 39 days to sell, up from 36 a year ago. Homes are moving, particularly in the more desirable neighborhoods and price ranges, but buyers remain selective.


Housing inventory changed very little on a year-over-year basis. Ada County ended March with 2.20 months of supply, nearly in line with 2.13 a year ago. Canyon County had 2.49 months of supply compared with 2.62 last year. Months of supply measures how long it would take to sell the current inventory at the current pace of sales. In both counties, that figure remains below the level typically associated with a more balanced market. That helps explain why pricing has not softened more broadly, even as affordability continues to pressure demand.


Mortgage rates have continued to fluctuate in recent weeks. Freddie Mac reported the average 30-year fixed mortgage at 6.30 as of April 18, down from 6.37 the week before and below 6.83 a year ago. Even small changes in borrowing costs affect buyer behavior, and recent volatility has made the spring housing market harder to read than the sales numbers alone might suggest.


New construction incentives have begun to reappear in some segments, a sign that buyers are becoming more cautious about price and payment. That usually happens when affordability starts to weigh more heavily on demand.


Activity in February suggested the spring market might be getting an early start. March suggests that momentum remains fragile. Rising costs, weaker consumer confidence, and a noisier economic backdrop appear to be limiting how far that early demand can carry across the Treasure Valley housing market.


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: $529,900 (up 6.19)


Median sold price: $529,500 (up 9.67)


Average price per square foot: $323 (up 4.53)


Total home sales: 250 (up 41)


Median days on market: 13 (down 12)


Available homes for sale: 1.55 month supply (up 0.26)


30-year mortgage rate: 6.30 (up 0.27)




Treasure Valley Market Trends




Ada County: $540,990 (up 0.56)


Eagle: $834,750 (down 12.12)


Garden City: $740,000 (*fewer than ten sales)


Kuna: $433,495 (down 2.59)


Meridian: $525,000 (up 0.96)


Star: $602,390 (down 7.17)


Canyon County: $432,490 (down 2.15)


Caldwell: $410,4450 (up 2.28)


Middleton: $457,490 (down 13.3)


Nampa: $434,800 (down 1.52)










Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on April 13, 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 &quot;months of supply&quot; 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.
 ]]> </description>
    <pubDate>Sat, 18 Apr 2026 13:50:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.weknowboise.com/blog/boise-home-prices-rise-as-market-activity-improves.html</guid>
    <link>https://www.weknowboise.com/blog/boise-home-prices-rise-as-market-activity-improves.html</link>
        <author>lisa@weknowboise.com (Lisa Kohl)</author>
        <title>Boise Home Prices Rise as Market Activity Improves</title>
    <description> <![CDATA[ 



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




  

Local Real Estate


2026 Housing Forecast: How Rates &amp; Inventory Will Shape the Market




  

Tips &amp; Advice


How to Find the Right Boise Home Builder For You




  

Day on the Town


25 Best Things to Do in Boise With Kids




  

Know the Neighborhood


Bown Crossing: Southeast Boise's Hidden Gem






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 &quot;months of supply&quot; 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.
 ]]> </description>
    <pubDate>Wed, 18 Mar 2026 12:58:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.weknowboise.com/blog/boise-housing-market-stabilizes-as-prices-plateau.html</guid>
    <link>https://www.weknowboise.com/blog/boise-housing-market-stabilizes-as-prices-plateau.html</link>
        <author>lisa@weknowboise.com (Lisa Kohl)</author>
        <title>Boise Housing Market Stabilizes as Prices Plateau</title>
    <description> <![CDATA[ 



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: 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: $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)







Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on February 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 &quot;months of supply&quot; 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.
 ]]> </description>
    <pubDate>Fri, 20 Feb 2026 13:32:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.weknowboise.com/blog/housing-market-forecast-2026.html</guid>
    <link>https://www.weknowboise.com/blog/housing-market-forecast-2026.html</link>
        <author>lisa@weknowboise.com (Lisa Kohl)</author>
        <title>2026 Housing Forecast: How Rates &amp; Inventory Will Shape the Market</title>
    <description> <![CDATA[ 



Stable prices, tighter inventory, and steady demand are shaping what could be a warm start to the year.


In Ada County, the median sold price finished December at $525,000, down nearly one percent from a year earlier. On its own, a year-over-year dip can sound like a directional change. For the full year, Ada County home prices increased 2.45 compared to 2024, reflecting normal single-digit appreciation rather than a rapid market reset.


The median home price in Canyon County rose to $435,000, up 6.47 from last year. Canyon County finished 2025 with prices up 6.41 year over year. That gap matters as Canyon County tends to be more affordability-driven, and when buyers are payment-conscious, demand often concentrates where monthly payments pencil more easily.


Homes in Ada County spent a median of 36 days on market in December, the exact same as December 2024. In Canyon County the median days on market increased to 49, up eight days from last year.


The number of homes sold in Ada County in 2025 was 8,961, up 7.98 year over year. Canyon County rose to 5,000 home sales in 2025, an increase of 4.93 year over year. Higher sales volume alongside generally steady pricing is usually the footprint of market stability, just with less urgency, and more comparison shopping.


Inventory tightened again as the year closed. Ada County ended December at 2.16 months of supply, with Canyon at 2.25. Months of supply is a pace-based measure: if no new listings came to market, it's how long it would take to sell everything currently for sale at the current rate of sales. The market seasonally narrows in December, and the remaining activity tends to come from buyers and sellers who still need to move, not those waiting for spring.


Mortgage rates will continue to remain a pivotal factor heading into 2026, not because they move in a straight line, but because buyers react quickly when they do. According to Freddie Mac, the 30-year fixed rate ended 2025 at approximately 6.15, the lowest point after starting the year near 7. These gradual rate changes shift the math for hesitant buyers, pulling demand forward when monthly payments become feasible again.


The 2026 outlook in the Treasure Valley will likely be written by the same two constraints that shaped last year: inventory and affordability. Prices need demand to climb sustainably, while demand needs supply to fall meaningfully. So far, constrained supply has prevented the broad price drops many expect based on national headlines.


Unless inventory expands materially, the most likely outcome is not a reset, it’s a continuation of modest, single-digit price movement, with stretches of flat pricing in some segments. Mortgage rates can change that quickly at the margin. Gradual declines have helped coax buyers back into the market, but lower rates are not a guarantee and if rates fall sharply due to broader economic events, the boost to housing demand can be muted by reduced confidence. Nationally, a large share of homeowners are still sitting on sub-4 mortgages, a lock-in effect that continues to limit would-be sellers and keeps resale supply from expanding as quickly as buyers expect.


Population growth in the Treasure Valley also remains a driver. The Community Planning Association of Southwest Idaho (COMPASS) estimates Ada and Canyon Counties reached 847,840 residents in 2025, adding roughly 2,000 new residents monthly, below the pandemic peak of 3,000 but sufficient to maintain baseline demand. Meanwhile, the &quot;lock-in effect&quot; continues to limit resale supply, many homeowners still sit on mortgage rates that make moving financially unattractive unless life forces the decision. This structural tug-of-war of steady population inflow, restrained resale supply, and rate-dependent affordability maintains the market's stability.


What to watch is not one headline number, but the direction of inventory. If listings build meaningfully into spring, buyers could gain more leverage and price growth could stay muted. If inventory remains tight or gets absorbed quickly as rates drift down, competition can return in the segments where supply is thinnest. Market activity will likely be defined by subtle shifts and segmentation rather than any single sweeping trend.


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: $529,990 (up 6)


Median sold price: $522,945 (up 4.6)


Average price per square foot: $310 (up 1)


Total home sales: 224 (down 27)


Median days on market: 21 (up 1)


Available homes for sale: 1.48 month supply (up 0.09)


30-year mortgage rate: 6.19 (down 0.53)




Treasure Valley Market Trends




Ada County: $525,000 (down 1)


Eagle: $892,100 (up 5)


Garden City: $479,900 (*fewer than ten sales)


Kuna: $456,135 (up 2.7)


Meridian: $495,000 (down 7.6)


Star: $599,945 (up 12.5)


Canyon County: $435,000 (up 6.5)


Caldwell: $412,106 (up 9.9)


Middleton: $445,000 (down 5.2)


Nampa: $434,995 (up 7.4)







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Market Trends


Ada County Sets Price Record as Eagle Hits $1 Million




  

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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 &quot;months of supply&quot; 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.
 ]]> </description>
    <pubDate>Tue, 13 Jan 2026 09:48:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.weknowboise.com/blog/eagle-home-prices-hit-one-million.html</guid>
    <link>https://www.weknowboise.com/blog/eagle-home-prices-hit-one-million.html</link>
        <author>lisa@weknowboise.com (Lisa Kohl)</author>
        <title>Ada County Sets November Price Record as Eagle Hits $1 Million</title>
    <description> <![CDATA[ 



Despite higher mortgage rates and growing inventory, home prices in Ada County reached a new November record, climbing to $564,000, up 7.43 from last year. In Canyon County, home prices rose to $425,000, up 2.4 year over year. Both increases came even with more homes on the market than last year, a shift, but not one that’s been large enough to put downward pressure on prices.


November set a major record in Eagle, with a median sales price of $1 million, the highest ever recorded for the month. A suburb about 20 minutes west of Boise, Eagle has long been recognized for its luxury housing and newer, custom-built homes, making it one of the area's most established high-end markets in the Treasure Valley. Homes there took a median of 68 days to sell, reflecting both the area’s concentration of higher-priced properties and the longer timelines typical of the luxury segment of the market. It’s a reminder that different price points and sub-markets can move at very different speeds and price points, even within the same county.


Mortgage rates have continued to come down slightly from recent highs. The average 30-year fixed is now around 6.22, roughly half a point lower than this time last year. While that's still well above pandemic-era lows, even modest rate drops throughout the year have triggered a noticeable uptick in showings. It’s not a massive wave of new buyer demand, but enough to keep buyer activity moving.


Homes in Ada County spent a median of 32 days on the market in November, up from 27 days a year ago. Canyon County remained flat from last year at 42 days on the market. Inventory levels or the number of available homes for sale remain similar to what we saw last fall, with 2.7 months of supply in Ada County and 2.65 months in Canyon County. Economists typically consider 4 to 6 months of supply to be a &quot;balanced&quot; market, one that favors neither buyers nor sellers. Anything below four months indicates there are more buyers than available properties which means, technically, we're still in seller's market territory despite an increase in listings.


After peaking in late fall, inventory typically tightens through the holidays. For homes that didn’t sell this year, some sellers of unsold properties opt to cancel their listings or plan to relist in the spring. We expect fewer new homes to come to market through the end of the year which means less competition for sellers still active and fewer choices for buyers who are still looking.


By the Numbers: November 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: $534,995 (up 0.96)


Median sold price: $530,000 (up 0.95)


Average price per square foot: $310 (up 6.16)


Total home sales: 270 (up 7)


Median days on market: 23 (up 2)


Available homes for sale: 1.85 month supply (up 0.04)


30-year mortgage rate: 6.22 (down 0.07)




Treasure Valley Market Trends




Ada County: $564,000 (up 7.4)


Eagle: $1,000,000 (up 29)


Garden City: $536,500 (*fewer than ten sales)


Kuna: $439,900 (up 2.3)


Meridian: $619,108 (up 4.1)


Star: $572,000 (up 19.1)


Canyon County: $425,000 (up 2.4)


Caldwell: $399,900 (up 3.8)


Middleton: $441,400 (down 18.2)


Nampa: $414,995 (up 0.7)







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Treasure Valley Housing Update: More Listings, Steady Prices and Rate Relief




  

Living in Boise


36 Boise Winter Activities to Keep You Busy All Season Long




  

Sell for More


21 Value-Building Home Improvements to Make Before Selling




  

Know the Neighborhood


Bown Crossing: Southeast Boise's Hidden Gem






Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on December 12, 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 &quot;months of supply&quot; 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.
 ]]> </description>
    <pubDate>Wed, 17 Dec 2025 12:57:00 -0700</pubDate>
</item>
<item>
    <guid>https://www.weknowboise.com/blog/more-listings-steady-prices-rate-relief.html</guid>
    <link>https://www.weknowboise.com/blog/more-listings-steady-prices-rate-relief.html</link>
        <author>lisa@weknowboise.com (Lisa Kohl)</author>
        <title>Treasure Valley Housing Update: More Listings, Steady Prices and Rate Relief</title>
    <description> <![CDATA[ 



Last month brought a rare mix of easing rates, expanding inventory, and rising home prices across Ada County. Hallmarks of the kind of measured appreciation typical of a balanced market: not a boom, but far from a standstill.


In Ada County, the median home price in September was $555,000, up 3.8 from last year. The median home price in Canyon County was $422,165, essentially flat year over year, but nearly 2 higher than six months ago. While appreciation in Canyon County has historically been more modest, prices remain stable.


Inventory levels across the Treasure Valley remain elevated compared to earlier this year. Ada County has slightly over 3 months of supply. (Months of supply reflects how long it would take to sell all active listings at the current pace of sales, assuming no new inventory enters the market.) In Canyon County there is currently 2.85 months of supply.


Home prices in Eagle reached $957,675 in September, a 30 increase from a year ago. While that figure is headline-worthy, it comes alongside 4.75 months of inventory, signaling a luxury market that’s active but more deliberate.


The increase in available homes hasn’t translated into longer selling times, at least not broadly. Days on market, or the typical time it takes a property to go under contract, remained unchanged at 26 days in Ada County and rose to 47 in Canyon. Even so, homes in Ada County are still selling for 100 of asking price on average, reinforcing that buyers are still active and willing when a home is well-presented and appropriately priced.


Interest rates have quietly opened a small window, how long it stays open is another question. The average 30-year fixed mortgage rate dipped to 6.27 last week, down from summer highs.


While the shift has been subtle, it’s already prompted a small uptick in refinance activity. With home prices increasing gradually rather than surging and inventory at its highest point in over two years, buyers today have more options and more time to make informed decisions when buying a home than at any point since early 2022.


If rates continue to ease, even modestly, it could continue this measured pace of activity, stable prices, moderate competition and steady movement. But if rates were to fall more aggressively, history suggests we could see conditions change quickly. A sharper drop often draws sidelined buyers back into the market, compressing inventory and fueling competition. That’s not a guarantee, especially if falling rates result from broader economic conditions.


For sellers, the takeaway is similar. The holidays often thin out the competition both among listings and showings. But for well-presented homes priced in line with market expectations, demand hasn’t disappeared. Many are still selling at or near asking prices, often within a few weeks.


By the Numbers: September 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: $552,500 (up 4.3)


Median sold price: $557,500 (up 6.2)


Average price per square foot: $315 (up 2.3)


Total home sales: 290 (up 21)


Median days on market: 18 (down 1)


Available homes for sale: 2.48 month supply (up 0.12)


30-year mortgage rate: 6.35 (up 0.17)




Treasure Valley Market Trends




Ada County: $555,000 (up 3.8)


Eagle: $957,675 (up 30.3)


Garden City: $424,250 (*fewer than ten sales)


Kuna: $448,990 (down 2.3)


Meridian: $515,000 (down 1)


Star: $572,000 (up 11.1)


Canyon County: $422,165 (down 0.4)


Caldwell: $399,753 (up 5.5)


Middleton: $459,950 (down 13.2)


Nampa: $415,000 (down 2.1)







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Mortgage Rates Hit 3-Year Lows; Will Lower Rates Shift Boise's Real Estate Market?




  

Know the Neighborhood


Experience the Rich Heritage of Boise's Harrison Boulevard




  

Living in Boise


Old Idaho Penitentiary - Exploring the Best of Boise




  

Living in Boise


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Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on October 10, 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 &quot;months of supply&quot; 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.
 ]]> </description>
    <pubDate>Tue, 21 Oct 2025 12:25:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.weknowboise.com/blog/rates-at-multi-year-lows-market-outlook-unclear.html</guid>
    <link>https://www.weknowboise.com/blog/rates-at-multi-year-lows-market-outlook-unclear.html</link>
        <author>lisa@weknowboise.com (Lisa Kohl)</author>
        <title>Mortgage Rates Hit 3-Year Lows; Will Lower Rates Shift Boise's Real Estate Market?</title>
    <description> <![CDATA[ 



Despite rising inventory and months of elevated borrowing costs, Ada County home prices climbed 4.1 in September. Now, with mortgage rates at their lowest level since 2021, will it be enough to influence Boise’s real estate market?


In September, the median sold price in Ada County was $558,522, up nearly 4.1 from a year ago. In Canyon County, prices rose to $429,958, a 5 increase compared to last year. Historically, in a balanced real estate market, the long-term average for home price appreciation of 3-4 is often viewed as a benchmark for normal appreciation.


Inventory levels in both Ada and Canyon counties have held relatively steady over the past few months, sitting at 2.96 months of supply in September. Fall typically marks the seasonal peak for listings, with available homes often topping out before the holiday slowdown.


Closed sales also trended higher. Ada County recorded 830 home sales in September, 100 more than last year. In Canyon County, 438 homes sold, up from 409 a year ago. Even with higher borrowing costs, buyer demand is keeping pace with rising supply. Homes spent an average of 26 days on the market in Ada County and 36 in Canyon. Days on Market reflects how quickly homes are selling after being listed. It helps gauge the overall pace of the market and indicates that buyers are still acting when the right opportunity comes along.


Until now, elevated mortgage rates and a steady rise in supply have created a more even playing field for buyers, especially with builder incentives and seller concessions still in play. For those able to navigate the higher-rate environment, it's been a window of opportunity. After hovering in the high 6s and low 7s for much of the summer, mortgage rates have dropped into the mid 6s- which are some of the lowest levels we’ve seen in a few years. The move comes on the heels of a sluggish jobs report and broader signals of an economic cooling- factors that often trigger rate declines as investors shift to safer assets.


That drop has already stirred activity. According to Freddie Mac, mortgage purchase applications just saw their largest year-over-year increase in more than four years. But it remains to be seen how much of a boost, if any, it will bring to the broader market. While lower rates are a welcome shift, they're not a silver bullet. A softer rate environment may encourage some buyers to re-enter the market, but it doesn't guarantee a surge. Economic uncertainty can just as easily pull some buyers in as it pushes others to the sidelines.


If inventory continues to climb into fall, the impact of lower rates will largely hinge on buyer confidence and how quickly demand responds. Market shifts tend to unfold gradually, and so far, pricing and demand have held steady. The shift in rates is welcome to many, but it's not likely to rewrite the market overnight. For both buyers and sellers, today’s conditions provide a strategic window for those prepared to position themselves in a changing market.


By the Numbers: August 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: $562,500 (up 7.5)


Median sold price: $557,500 (up 8)


Average price per square foot: $320 (up 4.2)


Total home sales: 300 (up 24)


Median days on market: 18 (up 1)


Available homes for sale: 2.42 month supply (up 0.01)


30-year mortgage rate: 6.59 (up 0.09)




Treasure Valley Market Trends




Ada County: $558,522 (up 4.1)


Eagle: $800,000 (down 1.3)


Garden City: $550,000 (*fewer than ten sales)


Kuna: $435,558 (down 1.5)


Meridian: $547,248 (up 3.3)


Star: $592,995 (up 1.5)


Canyon County: $429,958 (up 4.8)


Caldwell: $408,949 (up 6.2)


Middleton: $531,712 (up 3.3)


Nampa: $419,990 (up 2.5)







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Ada County Home Sales Jump 10 in July Despite Higher Rates




  

Home Improvement


How To Prepare Your Idaho Home for Winter




  

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Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on September 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 &quot;months of supply&quot; 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.
 ]]> </description>
    <pubDate>Fri, 19 Sep 2025 13:46:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.weknowboise.com/blog/sales-jump-despite-rising-supply-rates.html</guid>
    <link>https://www.weknowboise.com/blog/sales-jump-despite-rising-supply-rates.html</link>
        <author>lisa@weknowboise.com (Lisa Kohl)</author>
        <title>Ada County Home Sales Jump 10 in July Despite Higher Rates</title>
    <description> <![CDATA[ 



As more homes come to market across the Treasure Valley, the number of home sales remain steady, underscoring the market’s resilience in the face of elevated mortgage rates.


In Ada County, the median sold price in July was $549,450, a modest 0.8 increase year over year. Canyon County home prices were $429,900, up 1 from July 2024.


Listings averaged 23 days on market in Ada County, while Canyon County listings averaged 26 days, both in line with seasonal expectations and a far cry from the fast-paced market of recent years.


Sales activity surged in July, with 900 homes closing in Ada County, up more than 10 from last year, marking the busiest month since December 2021 during the peak of the post-pandemic real estate wave. That level of buyer activity, particularly in today’s rate environment, reflects that demand hasn’t disappeared. Instead, buyers are being more strategic and some are responding to lower rates. While it’s no longer a frenzy, it’s also far from stalled. In Canyon County, sales dipped slightly but remained in line with typical seasonal activity.


While inventory is increasing, the market is still far from oversupplied. Ada County crossed the 3-month mark in July, and Canyon County reached 2.95 months, the highest supply levels in nearly two years.


On the surface, that may seem like a significant shift, but we're still below the 4 to 6 months of supply that would be considered a balanced market. And even as more homes are listed, demand is being sustained by steady population growth and years of underbuilding, factors that continue to shape our local market.


Roughly 2,000 new residents are moving to the Treasure Valley each month, according to local growth estimates from the Community Planning Association of Southwest Idaho (COMPASS). When you combine an increase in population with a “lost” decade of underbuilding following the Great Recession, it’s clear we’re still playing catch-up. These conditions are helping to absorb the rise in listings and are keeping downward pressure on prices at bay, for now.


Much of the current momentum continues to hinge on mortgage rates. The average 30-year fixed rate recently dipped to 6.58, the lowest since October, and the impact was immediate. Buyers returned to the market, showings picked up, and new offers followed.


Inventory is building gradually, and while affordability remains a hurdle, demand hasn’t evaporated. Instead, we’re seeing a measured pace that adjusts quickly to rate shifts. Homes that are move-in ready and priced in line with today’s market are still drawing strong interest. Listings that miss the mark on price or condition are sitting longer, often needing price adjustments to attract attention.


Looking ahead, we’re likely nearing the seasonal peak for inventory. In a typical year, the number of homes for sale begins to taper off as we move into fall and the holiday season. That pattern appears to be holding so far this year. Whether supply plateaus or continues to climb slightly will influence how pricing and days on market trend through year-end.


For now, buyers have more to choose from than they did a year ago, but they're also more selective. The margin for error is thinner but sellers who understand that shift are seeing results. This market still favors homes that are clean, well-prepared, and priced realistically for today’s market.


By the Numbers: July 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: $539,900 (unchanged)


Median sold price: $525,000 (down 0.17)


Average price per square foot: $316 (up 1)


Total home sales: 349 (up 76)


Median days on market: 13 (unchanged)


Available homes for sale: 2.43 month supply (up 0.10)


30-year mortgage rate: 6.72 (down 0.13)




Treasure Valley Market Trends




Ada County: $549,450 (up 0.8)


Eagle: $899,890 (up 3.2)


Garden City: $470,000 (down 1.9)


Kuna: $450,990 (up 3.1)


Meridian: $530,000 (up 1)


Star: $622,727 (up 12.7)


Canyon County: $429,000 (up 1)


Caldwell: $399,995 (down 0.7)


Middleton: $569,990 (up 12)


Nampa: $421,782 (up 3.7)







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Boise Housing Market Signals a Summer Reset as Inventory Builds




 

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Best Neighborhoods in Boise: Finding Your Place to Call Home




  

Know the Neighborhood


The Bench: Boise's Cultural and Historical Melting Pot




  

Best of Boise


Boise Golf Courses: Where To Tee Off in the Treasure Valley






Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on August 7th, 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 &quot;months of supply&quot; 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.
 ]]> </description>
    <pubDate>Tue, 19 Aug 2025 12:04:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.weknowboise.com/blog/boise-housing-market-summer-reset.html</guid>
    <link>https://www.weknowboise.com/blog/boise-housing-market-summer-reset.html</link>
        <author>lisa@weknowboise.com (Lisa Kohl)</author>
        <title>Boise Housing Market Signals a Summer Reset as Inventory Builds</title>
    <description> <![CDATA[ 



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)







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Ada County Home Sales Jump 10 in July Despite Higher Rates




  

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Best Restaurants in Boise: A Local's Guide to Gastronomic Greatness




  

Know the Neighborhood


Bown Crossing: Southeast Boise's Hidden Gem




  

Housing Market Trends


Boise Market Balances Rising Prices and Inventory as Cautious Buyers Set the Pace






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 &quot;months of supply&quot; 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.
 ]]> </description>
    <pubDate>Sun, 20 Jul 2025 12:45:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.weknowboise.com/blog/rising-prices-inventory-cautious-homebuyers.html</guid>
    <link>https://www.weknowboise.com/blog/rising-prices-inventory-cautious-homebuyers.html</link>
        <author>lisa@weknowboise.com (Lisa Kohl)</author>
        <title>Boise Market Balances Rising Prices and Inventory as Cautious Buyers Set the Pace</title>
    <description> <![CDATA[ 



While national housing headlines point to a slowdown, the Boise real estate market tells a more local and more layered story.


In May, both home prices and inventory rose across Ada and Canyon counties, which isn’t the first time we’ve seen rising inventory and rising prices coexist.


In Ada County, the median sales price climbed to $579,900- up nearly 5.1 from May of last year. Canyon County prices were up 3.4 year over year with a median price of $433,990.


Homes that are priced strategically continue to draw near-full-price offers. In May, sellers in Ada County received 99.64 of their asking price on average; in Canyon County, it was 99.79.


This “sale-to-list price ratio” reflects how close homes are selling to their original asking prices and it tells us that when a home is priced well, there’s not much room for negotiation. For buyers, it shows that competitive homes still sell close to the list price. For sellers, it underscores the importance of strategic pricing, condition, and presentation right out of the gate.


Last month, housing supply continued to grow. Ada County had 2.91 months of inventory, the highest since September 2022 with homes taking an average of 15 days to sell. Canyon County had 2.80 months of supply and a median of 27 days on market.


The total number of pending sales in Ada County reached 1,289 in May, a 7 increase from last year. In Canyon County, the number of pending sales was 796, up 5 from the year prior.


Pending sales can serve as a snapshot of recent buyer behavior. Since most homes go under contract 30 to 60 days before they close, they often reflect activity from the past few weeks rather than past months.


Mortgage rates have remained stable, with the 30-year fixed average hovering at 6.84. While that’s essentially flat compared to last year, affordability continues to weigh on entry-level buyers. Buyer behavior remains highly rate-sensitive, with activity spiking during even modest rate dips. Some builders are reintroducing rate buydowns on new homes and other incentives to boost traffic, a sign that not all segments of the market are moving at the same pace.


Boise’s market has a long history of absorbing change more steadily than national trends would suggest. We saw a similar pattern in late 2023, with rising inventory and firm pricing. Whether these conditions hold will largely depend on how well the market absorbs rising inventory, especially as we approach the traditionally slower stretch of the late summer season.


By the Numbers: May 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: $545,000 (up 0.9)


Median sold price: $549,000 (up 2.2)


Average price per square foot: $322 (up 1.6)


Total home sales: 313 (down 2)


Median days on market: 8 (unchanged)


Available homes for sale: 2.38 month supply (up 0.35)


30-year mortgage rate: 6.82 (down 0.24)




Treasure Valley Market Trends




Ada County: $579,900 (up 5.1)


Eagle: $904,500 (up 4.3)


Garden City: $693,550 (fewer than 10 sales)


Kuna: $469,990 (up 2.6)


Meridian: $572,500 (up 4.1)


Star: $582,995 (up 6)


Canyon County: $433,990 (up 3.4)


Caldwell: $416,990 (up 6.5)


Middleton: $485,020 (up 3.3)


Nampa: $423,870 (up 1.5)










Select information in this We Know Boise market report was obtained from the Intermountain MLS (IMLS) on June 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 &quot;months of supply&quot; 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.
 ]]> </description>
    <pubDate>Tue, 17 Jun 2025 15:08:00 -0600</pubDate>
</item>
    </channel>
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