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%)
More From Our Blog
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 "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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