Treasure Valley Real Estate Market Update

As the seasons change, we're taking a closer look at the local real estate market and what the latest numbers tell us about activity heading into the final months of 2026.

September's market report was released last week, and the numbers support what our team is seeing firsthand as we work with buyers and sellers throughout the valley. Buyers have remained active and engaged through the summer and into early fall, with more existing homes selling than this time last year, despite a decline in available inventory.

National news describes softening housing markets across the country, while the Treasure Valley is showing encouraging signs of stability. Sales activity is increasing, resale prices are appreciating at a modest pace, and many well-positioned homes continue to attract strong interest.

September 2026 Market Snapshot | Ada County | Existing Homes

• 683 closed sales, up 25.8% compared to September 2025
• $635,477 average sales price, up 2% year over year
• 36 days average time on market
• 1.9 months of available inventory
• 18.6% decrease in available inventory year over year

Perhaps the most encouraging takeaway is the combination of increased sales activity and relatively stable resale prices. More existing homes are selling than this time last year, even with fewer properties available for buyers to choose from. Meanwhile, the modest 2% increase in average resale prices suggests a healthy, more sustainable pace of appreciation than the dramatic price increases of previous years.

A Closer Look at 2026: Sales Are Increasing While Prices Remain Stable

Our team recently conducted a more detailed study of Ada County's real estate market, using data from Intermountain MLS to compare sales activity, pricing trends, and the performance of existing homes versus new construction.

One of the clearest findings was that more homes are selling, without a corresponding surge in prices. For buyers, more measured price movement can provide a welcome opportunity to make informed decisions. For sellers, the increase in completed transactions is encouraging evidence that qualified buyers remain active.

During the first quarter of 2026, 1,990 single-family homes sold in Ada County, an 11.61% increase compared to the same period in 2025. That momentum accelerated during the second quarter, when 2,949 homes sold, an increase of 20.22% year over year.

This is a notable and significant increase in transactions, yet median home prices remained remarkably consistent. In the first quarter of both 2025 and 2026, median sales price for existing homes in Ada County hovered around $540K to $545K. In the second quarter of 2025, the median sales price was $571K, and so far in the second quarter 2 of 2026, the median sales price is around $569K.

These figures point to a market with continued buyer demand and improving sales activity, but without the rapid price escalation that characterized the pandemic-era housing market. As a homeowner or investor, it can certainly be exciting to watch home values escalate quickly. Traditionally speaking, however, those values will eventually self-correct. What we are seeing with steady home values represents a healthy market.

The Price Difference Between New Construction and Existing Homes

New construction has become an increasingly important part of the Treasure Valley's housing market, particularly in communities experiencing substantial residential growth.

Historically, newly built homes have generally commanded a higher median sales price than existing properties. However, our study found that this price difference narrowed considerably during the first half of 2026.

In the second quarter of 2025, the median new-construction home sold for approximately $20,610 more than the median existing home in Ada County.

By the second quarter of 2026, that relationship had reversed:

• Existing homes: Approximately $570,000 median sales price
• New construction: Approximately $568,000 median sales price

This doesn't necessarily mean that new construction is less expensive than a comparable existing home. Differences in location, square footage, amenities, and the types of properties sold can all influence the overall median. However, the changing price relationship is worth watching, particularly as builders compete for buyers.

For buyers considering both resale and new construction, these trends reinforce the value of comparing available options carefully. Builders may offer competitive pricing or incentives, while existing homes may provide established landscaping, desirable locations, or other features that are difficult to replicate in newer developments.

Where Is New Construction Most Active?

The geographic differences extend beyond pricing. Our study also examined where newly built homes account for the largest share of sales throughout Ada County.

According to full-year 2025 sales data, new construction represented:

• 72% of homes sold in Star
• 67% of homes sold in Kuna
• 66% of homes sold in Southwest Meridian
• 45% of homes sold in Southeast Meridian
• 40% of homes sold in Northwest Meridian
• 37% of homes sold in Eagle

Compare those figures with more established areas of Boise, where new construction accounted for approximately 3% of sales in the North End, Boise Bench, and Boise West markets.

Looking Ahead to the Final Months of 2026

As we head into the final stretch of the year, the Treasure Valley real estate market continues to demonstrate resilience.

More homes are selling than this time last year, existing-home prices are appreciating at a modest pace, and buyer activity remains healthy in many neighborhoods. New construction continues to shape the market, particularly in the valley's growing communities, while established neighborhoods experience their own distinct patterns of supply and demand.

The larger takeaway is that there is no single market experience across the Treasure Valley. Conditions vary considerably by location, price point, and property type, making local knowledge especially valuable.

Whether you're preparing to sell, considering a purchase, or simply keeping an eye on your home's value, our team is always happy to share what we're seeing in your neighborhood.

Lysi Bishop Real Estate is an expert in the Boise Real Estate market, offering unmatched expertise and unparalleled service to clients around the Treasure Valley. With over 30 years of in-depth knowledge and experience, Lysi Bishop inspires and leads her team of dedicated agents towards earning the title of the Best Boise Real Estate Team, year after year.

Our team specializes in luxury homes and five-star, concierge-style service in Boise and all surrounding areas, including neighborhoods like the North End, East End, Highlands, Collister, Harris Ranch, Warm Springs Mesa, East End Foothills, Boise Bench, SE Boise, Barber Valley, and West Bench, and extending into Eagle, Two Rivers, Hidden Springs, Meridian, Nampa, and Kuna.