Twenty percent more homes sold in Ada County than a year ago. Prices barely moved. Those two facts sitting next to each other tell you almost everything about the Treasure Valley market this summer.
Ada County at a Glance
| Ada County single-family | Prior year | Current | Change |
|---|---|---|---|
| Closed sales | 859 | 1,034 | Up 20.4% |
| Median sales price | $580,335 | $582,000 | Up 0.3% |
| Days on market | 34 | 32 | Down 5.9% |
| Pending sales | 1,279 | 1,432 | Up 12.0% |
| Inventory | 2,126 | 1,969 | Down 7.4% |
| Months supply | 2.9 | 2.4 | Down 17.4% |
Latest full month reported: June 2026. Source: Boise Regional REALTORS®, Ada County single-family homes, Intermountain MLS data as of July 8, 2026. Year to date, Ada County closed sales are up 16.7% with a median of $555,000.
More Buyers, Flat Prices, and Why That Is Not a Contradiction
The obvious question is how sales can jump twenty percent while prices sit still. The answer is affordability, not demand.
Buyers came back to the market in force this year. What they did not do is stretch. With the 30-year fixed rate hovering in the mid sixes, a buyer’s monthly payment ceiling caps what they can offer regardless of how badly they want the house. So transaction volume climbed while the median barely budged. More people bought. Nobody overpaid.
Inventory tells the other half of the story. Active listings finished the month 7.4% below the same point last year, and months of supply dropped from 2.9 to 2.4. Anything under four months is generally considered a seller’s market. Supply tightened even as more sellers listed, because buyers absorbed the new inventory as fast as it arrived.
The Gap Nobody Mentions: Resale Versus New Construction
The countywide numbers hide the most useful split in this market.
| Ada County | Existing / Resale | New Construction |
|---|---|---|
| Median sales price | $575,000 | $599,900 |
| Year over year change | Up 1.3% | Down 4.0% |
| Days on market | 22 | 55 |
| Closed sales | 722 | 312 |
| Inventory | 1,054 | 915 |
| Months supply | 2.0 | 3.2 |
Source: Boise Regional REALTORS®, June 2026, Intermountain MLS data as of July 8, 2026.
Thirty-three days separate the two halves of the same county. Resale homes are gone in three weeks with prices rising. New construction sits nearly two months with prices down four percent.
For buyers, that gap is money. New construction carries 915 standing homes and a 3.2-month supply, and builders holding completed inventory have room to move on rate buydowns, closing costs, design allowances, and lot premiums. They will defend the list price to protect their comps, which is exactly why the concessions are where they are. If you are shopping new construction this summer, bring your own representation to the first visit and ask about the incentives rather than the price.
For sellers of existing homes in growth corridors like Meridian, Kuna, Star, and Middleton, that same gap is your competition. You are not only up against the neighbors. You are up against a builder offering a rate buydown two miles away.
What This Means for You
If you are selling
A two-month supply is a genuinely strong position, and the 22-day resale average means well-prepared homes are moving. But the 0.3% price change is the discipline check. Buyers are active and unwilling to overpay at the same time, so a list price built on last spring’s optimism will sit. Price to the current data and lean on what new construction cannot offer: mature landscaping, lot size, established location, and no HOA start-up.
If you are buying
This is the most workable market Treasure Valley buyers have seen in several years. Prices are flat, you have time for an inspection, and you are not writing an offer over a dozen competitors sight unseen. Resale still moves fast, so be fully approved before you tour. New construction gives you room to negotiate that resale does not.
If you are settling an estate or downsizing
A 32-day average and 2.4 months of supply mean a well-prepared property sells on a predictable schedule, which matters when you are working against a probate timeline or a move-in date at a new community. The delay in these situations is rarely the market. It is the weeks spent clearing out the contents before the home can be listed at all.
Looking Toward Fall
New listings and pending sales both eased slightly from May into June, which is a normal seasonal pattern heading into late summer. With supply still tight and affordability still the binding constraint, prices look likely to stay range-bound unless mortgage rates move meaningfully lower.
The more important point is that countywide averages are getting less useful. A 33-day spread between resale and new construction, and real differences from Eagle to Kuna and from one price band to the next, mean the county median may have very little to do with your street. That is what makes local reads worth having right now.
Common Questions
What is the median home price in Boise and Ada County?
The Ada County median sales price for single-family homes was $582,000 in June 2026, up 0.3% year over year, according to Boise Regional REALTORS®. Existing homes came in at $575,000 and new construction at $599,900.
Is the Boise housing market a buyer’s or seller’s market?
Ada County held 2.4 months of supply in June 2026, which is still seller’s market territory since anything under four months is typically considered as such. That said, flat prices and a 32-day average give buyers more time and more negotiating room than they have had in several years, particularly on new construction at 3.2 months of supply.
Are home prices in Boise going up or down?
Essentially flat. The Ada County median rose 0.3% year over year in June 2026. Existing home prices rose 1.3% while new construction prices fell 4.0%. Year to date the county median sits at $555,000, down 0.9% from the same period in 2025.
Why are more homes selling if prices are not rising?
Buyers returned to the market in volume, with closed sales up 20.4% year over year, but mortgage rates in the mid sixes cap what any given buyer can pay each month. More transactions closed without buyers bidding prices up.
How long do homes take to sell in Ada County?
The countywide average was 32 days in June 2026. That splits sharply by segment: existing homes averaged 22 days while new construction averaged 55.
Is now a good time to buy a home in the Treasure Valley?
Conditions are more balanced than at any point since 2021. Prices are flat, inspection contingencies are normal again, and builder incentives are available on new construction. Whether it is right for you comes down to your timeline, your financing, and how long you plan to stay rather than to market timing.
Want the numbers for your street, not the county?
Karen Pestka will run the actual comps for your neighborhood and price band.
Data reported here is based on public statistics from the Intermountain MLS, a subsidiary of Boise Regional REALTORS®. Information is deemed reliable but not guaranteed and is not intended to represent the total number of properties sold. Past performance is not indicative of future results.
