Treasure Valley Real Estate Market Update: August 10–16, 2026

Month-Over-Month Market Comparison

Inventory remains near summer highs while buyer activity cools across Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and the surrounding Treasure Valley.

📊 How We Compare the Market

Our Month-Over-Month Market Update compares this week's housing activity to the same period approximately one month earlier.

This week, we're comparing August 10–16 to July 13–19, 2026, giving us a clearer picture of how inventory, buyer demand, pricing, and seller activity are changing as the Treasure Valley transitions from summer toward fall.

📊 Key Market Numbers

🔥 Biggest Change This Week: Buyers Are Becoming More Selective

The biggest story this month is the shift in buyer absorption.

Active inventory increased only slightly from 3,745 to 3,777 homes, but pending sales decreased from 405 to 362. That pushed the pending rate from 10.81% down to 9.58%.

This doesn't mean Treasure Valley buyers have disappeared. Instead, buyers have choices—and they're using them.

Homes that offer the right combination of price, condition, location, and value are better positioned to capture attention, while homes that miss the mark may need additional time or a pricing adjustment.

📍 Market Scorecard

📈 Treasure Valley Market Pulse

As we move through the second half of August, the Treasure Valley housing market continues to look increasingly balanced.

Buyers have nearly 3,800 active listings to choose from across Ada and Canyon Counties. At the same time, pending activity has cooled compared to one month ago.

For buyers, that creates more time and negotiating opportunities.

For sellers, it means simply putting a home on the market isn't enough. Pricing, preparation, presentation, and marketing all play an increasingly important role in getting buyers through the door.

Inventory Remains Near Summer Highs

Active inventory increased modestly from 3,745 to 3,777 homes.

That's only 32 additional listings compared to one month ago, suggesting inventory may be beginning to stabilize after months of growth.

Buyers searching throughout Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and surrounding communities continue to have a healthy selection of homes available.

The advantage for buyers is clear: more choices mean they can compare properties carefully instead of feeling pressured to make an immediate decision.

Buyer Activity Has Softened

Pending sales decreased from 405 to 362, while the pending rate fell from 10.81% to 9.58%.

Late summer can naturally bring changes in buyer activity as vacations wrap up, school begins, and families settle back into their routines.

But the numbers also reinforce an important change in today's market: buyers can afford to be selective.

They're paying closer attention to:

• Asking price
  
  
• Property condition
  
  
• Location
  
  
• Updates and maintenance
  
  
• Days on market
  
  
• Price reductions
  
  
• Overall value compared to competing homes
  
  

For sellers, understanding that buyer mindset is critical.

Home Prices Continue to Show Resilience

Despite softer pending activity, list prices remain remarkably stable.

Ada County

Median list price remained unchanged at $646,400.

Canyon County

Median list price adjusted from $499,900 to $494,990.

Ada & Canyon Counties Combined

The overall median list price moved from $582,900 to $579,880.

That's a relatively small adjustment considering the amount of inventory available, reinforcing the overall stability we're continuing to see in Treasure Valley home prices.

Price Reductions Are Creating Opportunities

One number buyers should pay attention to this week is 381 price reductions.

As sellers respond to increased competition, homes that may have previously been outside a buyer's budget could suddenly become a better fit.

For buyers who have been waiting on the sidelines, this is a great reason to revisit saved searches and previously viewed properties.

For sellers, it's another reminder of why getting the price right early matters.

Cancelled Listings Improved Significantly

Cancelled listings declined from 147 to 107—a decrease of 40 listings compared to last month.

That's an encouraging change.

It may suggest more sellers are adjusting their expectations and responding to market feedback instead of simply removing their homes from the market.

As conditions become more competitive, realistic expectations around pricing and timing can make a significant difference.

💡 Did You Know?

There are 32 more active listings than there were a month ago—but 43 fewer pending sales.

That's an important distinction.

Inventory isn't dramatically increasing anymore, but buyers are absorbing homes at a slower pace.

This makes pricing and positioning increasingly important for anyone planning to sell as we approach fall.

What This Means for Treasure Valley Buyers

Today's market continues to offer several advantages for buyers:

• Nearly 3,800 homes to choose from
  
  
• More opportunities to negotiate
  
  
• Hundreds of recent price reductions
  
  
• More time to compare properties
  
  
• Relatively stable home prices
  
  

If you've been waiting for the right home or the right price, it may be worth taking another look at what's currently available.

What This Means for Treasure Valley Sellers

Buyers are still purchasing homes—but sellers need to earn their attention.

The homes that continue to stand out typically have:

✅ Strategic pricing from day one

✅ Professional photography

✅ Strong digital marketing

✅ Excellent presentation

✅ Competitive condition

✅ A willingness to respond to market feedback

In a market with this much inventory, the first few weeks of a listing are especially important.

👀 What We're Watching Next

As we move toward the fall market, we'll be watching:

• Whether inventory begins declining from summer highs
  
  
• If pending activity rebounds after the back-to-school transition
  
  
• Whether median list prices remain stable
  
  
• How mortgage rates affect fall buyer demand
  
  
• Whether price reductions continue increasing
  
  
• How quickly available inventory is absorbed
  
  

The relationship between active inventory and pending sales will continue to be one of the most important indicators to watch.

⭐ WRG Market Insight

This month's numbers aren't telling us that buyers have left the Treasure Valley market.

They're telling us that buyers have more choices.

When buyers can compare multiple homes, they're less likely to overlook an aggressive price, deferred maintenance, poor presentation, or a property that simply doesn't compete well with the alternatives.

That makes strategy increasingly important for sellers.

🏡 WRG Talking Point of the Week

“Buyers haven't left the market—they simply have more choices. For sellers, the goal isn't just to be listed. It's to be the home buyers choose.”

Frequently Asked Questions

Is the Treasure Valley housing market slowing down?

Buyer activity has softened compared to one month ago, but the market remains active. With nearly 3,800 available listings, buyers have more options and can be more selective.

Are Boise-area home prices falling?

We're seeing modest adjustments rather than a dramatic shift. The combined median list price moved from $582,900 to $579,880, while Ada County's median remained unchanged at $646,400.

Are sellers reducing their prices?

Yes. There were 381 price reductions during this week's reporting period, creating potential opportunities for buyers and reinforcing the importance of accurate pricing for sellers.

Is now a good time to buy in the Treasure Valley?

For buyers who are financially ready, today's market offers something that has been difficult to find in recent years: choice, negotiating room, and time to make a thoughtful decision.

Final Thoughts

The Treasure Valley housing market continues transitioning toward a more balanced environment as summer winds down.

Inventory remains high, buyer activity has softened, and prices continue to show resilience across Ada and Canyon Counties.

For buyers, that means more choices and opportunities.

For sellers, it means strategy matters.

Whether you're considering buying, selling, relocating, or simply wondering how these trends affect your neighborhood, understanding the local numbers can help you make a more informed decision.

Helpful Treasure Valley Resources

🏡 Wondering what your home is worth in today's market?

Get your free home value estimate:

https://www.westrealestategroup.com/homevalue

Whether you're buying, selling, or relocating within Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, or the surrounding Treasure Valley, West Real Estate Group is here to help you understand your options.

🏡 WRG Market Wisdom

“The best strategy changes with the market. Knowing what buyers are responding to today can make all the difference in your next move.”