Month-Over-Month Market Comparison

More inventory, more price reductions, and increasingly selective buyers are shaping the Treasure Valley housing market as we head into fall.

📊 How We Compare the Market

Our weekly Treasure Valley Real Estate Market Update compares current housing activity to approximately the same period one month earlier.

This week, we're comparing August 24–30 to July 27–August 2, 2026, giving us a clearer look at how inventory, buyer demand, pricing, and seller activity are changing across Ada and Canyon Counties.

📊 Key Market Numbers

🔥 Biggest Change This Week: More Inventory + More Price Reductions

The biggest story this month is the combination of rising inventory, more price reductions, and softer pending activity.

Active listings increased by 73 homes, from 3,718 to 3,791. At the same time, price reductions climbed from 496 to 522, while pending sales fell from 399 to 349.

For buyers, this creates opportunity. There are more homes to compare, more sellers adjusting their prices, and potentially greater room to negotiate.

For sellers, the message is equally important: pricing correctly from day one matters.

📍 Market Scorecard

📈 Treasure Valley Market Pulse

As summer winds down, the Treasure Valley real estate market continues to shift toward a more balanced environment.

Inventory is approaching 3,800 active listings across Ada and Canyon Counties, giving buyers a healthy selection of homes throughout Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and surrounding communities.

At the same time, pending activity has slowed.

This doesn't mean buyers have disappeared. Instead, buyers have enough options to be patient and are paying closer attention to price, condition, location, and overall value.

Inventory Increased Month Over Month

Active listings increased from 3,718 to 3,791, adding 73 homes compared to approximately one month ago.

That means buyers heading into the fall market continue to have plenty of choices.

For sellers, increased inventory means more competition. A buyer may be comparing your home against several similar properties, making the way a home is priced, presented, and marketed increasingly important.

Buyer Activity Softened

Pending sales declined from 399 to 349, while the pending rate moved from 10.72% to 9.21%.

That's a noticeable shift in buyer absorption.

Today's buyers are increasingly evaluating:

• Asking price
• Property condition
• Days on market
• Recent price reductions
• Seller concessions
• Location
• Comparable homes nearby
• Overall monthly payment

Homes that offer compelling value can still attract motivated buyers, but buyers have less reason to compromise when more options are available.

522 Price Reductions Create New Opportunities

One of the most important numbers this week isn't in our headline statistics.

There were 522 price reductions during August 24–30, compared with 496 during the July 27–August 2 comparison period.

For buyers, this is worth paying attention to.

A property that didn't make sense financially a few weeks ago could now be worth reconsidering.

For sellers, frequent price reductions across the market reinforce the importance of understanding the competition before determining an initial list price.

Starting too high and repeatedly chasing the market can make it harder to regain buyer attention later.

Home Prices Remain Resilient

Despite softer buyer activity, median list prices remain remarkably stable.

Ada & Canyon Counties Combined

🔴 $579,000 → $577,900

That's a difference of only $1,100 month over month.

Ada County

🔴 $640,000 → $639,000

Canyon County

🟢 $494,995 → $495,000

Canyon County was essentially unchanged, while Ada County experienced only a modest adjustment.

Rather than showing a dramatic pricing shift, these numbers continue to point toward a more normalized housing market.

Cancelled Listings Improved

Cancelled listings decreased from 151 to 122, representing 29 fewer cancellations than the comparison period.

That's an encouraging development.

It may indicate that more sellers are responding to market feedback through pricing or strategy adjustments rather than immediately withdrawing their homes.

With buyers becoming more selective, sellers who remain flexible and responsive may be better positioned to secure an offer.

💡 Did You Know?

There are now 73 more active listings than there were during the comparison period last month, while there were 50 fewer pending sales.

At the same time, 522 listings experienced price reductions this week.

Taken together, these numbers illustrate why buyers currently have more negotiating power—and why sellers need a strong pricing strategy heading into fall.

What This Means for Treasure Valley Buyers

If you're considering purchasing a home, today's market offers several advantages:

• Nearly 3,800 active listings
• Hundreds of recent price reductions
• More negotiating opportunities
• More time to compare properties
• Relatively stable home prices
• Less pressure to compromise

Buyers who stepped away from their search earlier this summer may want to take another look.

A combination of new listings and price reductions could mean homes that weren't previously an option now fit your search.

What This Means for Treasure Valley Sellers

Buyers are still purchasing homes, but they're comparing their options carefully.

That means sellers need to compete on more than simply location.

Successful listings typically combine:

✅ Strategic pricing from day one
✅ Professional photography
✅ Strong digital marketing
✅ Excellent presentation
✅ Competitive condition
✅ Responsiveness to buyer feedback

The goal isn't simply to put your home on the market.

The goal is to position it as the home buyers choose.

👀 What We're Watching Next

As we transition into September and the fall real estate market, we'll be watching:

• Whether inventory remains near 3,800 homes
• If pending activity rebounds after Labor Day
• Whether price reductions continue increasing
• How mortgage rates influence buyer affordability
• Whether median list prices remain stable
• How quickly available inventory is absorbed

The relationship between inventory, price reductions, and pending activity will continue to tell us a lot about where the Treasure Valley market is headed.

⭐ WRG Market Insight

This week's numbers highlight a market where buyers have leverage—but sellers still have opportunity.

Home prices aren't experiencing dramatic declines. Instead, we're seeing more inventory, more price adjustments, and buyers taking additional time to make decisions.

That makes strategy particularly important.

For buyers, this may be an opportunity to negotiate on a home that would have been much harder to secure in a more competitive market.

For sellers, accurately understanding your home's competition before going live can help prevent weeks of chasing the market with price reductions.

🏡 WRG Talking Point of the Week

“Buyers have more choices heading into fall, but they're still making moves when the value is there. For sellers, the goal isn't to chase the market with price reductions—it's to position the home correctly from day one.”

Frequently Asked Questions

Is Treasure Valley housing inventory increasing?

Yes. Active listings across Ada and Canyon Counties increased from 3,718 to 3,791 compared with approximately one month ago.

Are Boise-area home prices falling?

We're seeing modest adjustments rather than a significant decline. The combined median list price moved from $579,000 to $577,900, while Ada County declined only slightly and Canyon County remained essentially unchanged.

Are Treasure Valley sellers reducing their prices?

Price reductions remain common. There were 522 price reductions during this week's reporting period, up from 496 during the comparison period last month.

Do buyers have more negotiating power right now?

Current conditions are giving buyers more leverage than they had during more competitive periods. Increased inventory, softer pending activity, and more price reductions can create opportunities for negotiations, although conditions vary by property and price range.

Is fall a good time to buy a home in Boise?

For financially prepared buyers, the fall market may provide an attractive combination of inventory, price adjustments, negotiating opportunities, and less competition.

Final Thoughts

The Treasure Valley housing market is entering fall with a different dynamic than we saw earlier this year.

Inventory is up. Pending activity is down. Price reductions are increasing. Yet median list prices remain remarkably stable.

For buyers, this creates opportunities.

For sellers, it reinforces the importance of getting the strategy right from the beginning.

Whether you're considering buying, selling, relocating, or simply wondering what these trends mean for your neighborhood, local market data can help you make a more confident decision.

Helpful Treasure Valley Resources

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

Get Your Free Home Value Estimate

Whether you're considering buying or selling in Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, or anywhere in the surrounding Treasure Valley, West Real Estate Group is here to help.

🏡 WRG Market Wisdom

“More choices create opportunity for buyers, but they also raise the bar for sellers. In today's market, value and strategy are what get noticed.”