Treasure Valley Real Estate Market Update: September 21–27, 2026

Mortgage Rates Reach 7.50%, But Boise-Area Buyers Are Still Making Moves

Mortgage rates are climbing, but buyers haven't disappeared from the Treasure Valley housing market.

During September 21–27, mortgage rates reached 7.50%, while pending sales increased slightly compared with the August 24–30 reporting period.

At West Real Estate Group, we're looking at what these changes mean for buyers and sellers throughout Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and the surrounding Treasure Valley.

📊 Treasure Valley Market Snapshot

Comparing September 21–27 to August 24–30, 2026

🔥 Biggest Market Shift: Buyers Continue Moving Despite Higher Rates

Mortgage rates increased from 6.81% to 7.50%, creating additional affordability challenges.

However, pending sales increased from 349 to 354, showing that buyers are still moving forward with purchases.

At the same time, active inventory increased by 87 homes, giving buyers more properties to compare.

The combined median list price also declined by nearly $10,000, from $577,900 to $567,947.

These changes suggest that buyers are becoming more selective, while sellers are adjusting to increased competition.

Home Prices Continue to Adjust

Median list prices moved lower across both counties:

• Ada County: $639,000 → $624,900
• Canyon County: $495,000 → $489,990
• Combined: $577,900 → $567,947

These figures reflect current asking prices rather than confirmed changes in individual home values.

For sellers, competitive pricing is becoming increasingly important.

💡 What This Means for Treasure Valley Buyers

Higher mortgage rates remain a challenge, but buyers may have more negotiating opportunities than during more competitive markets.

With nearly 3,900 active listings, buyers can explore properties with recent price reductions, longer days on market, or sellers willing to consider concessions.

Depending on financing and seller motivation, options may include closing-cost assistance, seller-paid rate buydowns, or price negotiations.

What This Means for Sellers

Buyers are still purchasing homes, but they're paying close attention to value.

With more inventory available, sellers need to understand how their home compares with competing properties.

Strategic pricing, professional photography, effective marketing, and strong presentation can help attract serious buyers.

⭐ WRG Market Insight

"Rates may be at 7.50%, but buyers are still buying. The opportunity is looking beyond the headline rate and understanding where today's inventory, pricing adjustments, and negotiating leverage can work in your favor."

Final Thoughts

The Treasure Valley housing market is continuing to adjust as fall approaches.

Mortgage rates are higher, inventory has increased, and median list prices have moved lower. However, pending activity shows that buyers are still making moves.

Understanding the relationship between financing, pricing, and market competition can help buyers and sellers make more informed decisions.

🏡 What's Your Treasure Valley Home Worth?

Thinking about selling your home in Boise, Meridian, Eagle, Nampa, or elsewhere in the Treasure Valley?

Get your free home value estimate.

West Real Estate Group
Treasure Valley Real Estate
208-501-8200