Treasure Valley Real Estate Market Update: August 3–9, 2026

Month-Over-Month Market Comparison

Buyer activity strengthened while available inventory declined across Ada and Canyon Counties, offering an encouraging start to the late-summer Treasure Valley housing market.

---

📊 How We Compare the Market

Our Month-Over-Month Market Update compares this week's housing activity to the same week approximately one month earlier. This helps us identify meaningful trends without putting too much weight on normal week-to-week fluctuations.

This week, we're comparing August 3–9 to July 6–12, 2026.

---

📊 Key Market Numbers

---

🔥 Biggest Change This Week: Buyer Activity Is Picking Up

The biggest story this month is the combination of lower inventory and stronger pending activity.

Active inventory decreased by 117 homes, while pending sales increased from 382 to 405. The pending rate also climbed from 10.04% to 10.98%.

After months of buyers gaining more choices, we're now seeing buyers absorb a larger percentage of the homes available.

That's an encouraging shift as the Treasure Valley begins transitioning from the peak summer market toward fall.

---

📍 Market Scorecard

---

📈 Treasure Valley Market Pulse

The Treasure Valley real estate market continues to show signs of balance across Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and surrounding communities.

For much of the spring and early summer, one of the biggest stories was rising inventory. Buyers gained more homes to choose from, while sellers faced increasing competition.

This month's numbers look a little different.

Inventory declined, pending activity increased, and median list prices remained resilient. Together, these trends suggest buyer demand remains healthy as we head toward the end of summer.

---

Inventory Is Beginning to Level Off

Active listings decreased from 3,806 to 3,689, a decline of 117 homes compared to approximately one month ago.

This is worth watching.

After months of inventory growth, the decline could be an early indication that the number of homes available for sale is beginning to stabilize as the peak summer listing season winds down.

Buyers still have considerably more choices than they did earlier in the year, but the window of rapidly increasing inventory may be starting to change.

---

Buyer Activity Strengthened

Pending sales increased from 382 to 405, while the pending rate rose from 10.04% to 10.98%.

This means buyers aren't simply browsing the increased inventory—they're making decisions and putting homes under contract.

Today's buyers continue to focus heavily on:

• Price and overall value
• Home condition
• Location
• Move-in readiness
• Opportunities to negotiate

For sellers, this is encouraging. Buyers are still in the market, but they're paying close attention to which homes offer the strongest value.

---

Home Prices Remain Resilient

Pricing also showed strength in this month's comparison.

Ada County

Median list price increased slightly from $648,750 to $649,000.

Canyon County

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

Ada & Canyon Counties Combined

The overall median list price increased from $585,000 to $588,000.

These aren't dramatic changes—and that's part of the story.

Despite a more balanced housing market and increased competition among sellers this summer, list prices have remained relatively stable.

---

Seller Competition Is Still Important

Cancelled listings increased from 97 to 108.

While buyer activity improved, buyers still have enough choices to be selective. Homes that enter the market overpriced, need significant work, or don't present well can struggle to compete.

The listings performing best continue to have several things in common:

✅ Strategic pricing from day one
✅ Professional photography
✅ Strong digital marketing
✅ Excellent presentation
✅ Clear communication and pricing adjustments when needed

In today's market, simply putting a home on the MLS isn't enough. How a property is positioned matters.

---

💡 Did You Know?

Active inventory fell by 117 homes compared to last month, while 23 more homes went pending.

That combination is particularly interesting because it means buyers are absorbing a greater share of the available inventory.

If that trend continues, the balance between buyers and sellers could begin shifting again as we move toward fall.

---

What This Means for Treasure Valley Buyers

Buyers still have more choices than they did earlier this year, but this week's numbers are a reminder that market conditions don't stay the same forever.

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

• A healthy selection of available properties
• Negotiating opportunities
• More time to compare homes
• Relatively stable home prices

However, stronger pending activity means desirable, well-priced homes can still move quickly.

---

What This Means for Treasure Valley Sellers

For homeowners considering selling, there is encouraging news: buyers remain active.

Pending sales increased even as inventory declined.

But buyers continue to be selective, which makes pricing, presentation, and marketing especially important.

A home that enters the market positioned correctly can stand out quickly. A home that starts overpriced may lose valuable momentum during its first few weeks on the market.

---

👀 What We're Watching Next

As we move further into August, we'll be watching:

• Whether active inventory continues declining
• If pending rates remain above 10%
• Whether buyer activity continues strengthening
• How mortgage rates influence late-summer demand
• Whether median list prices remain stable
• How the market transitions into the fall selling season

The relationship between inventory and pending sales will be especially important over the next several weeks.

---

⭐ WRG Market Insight

This week's numbers tell an encouraging story: buyers are still here.

After months of growing inventory, we're beginning to see available listings pull back while pending activity moves higher.

That doesn't mean we're returning to the extremely competitive market of previous years. Instead, it points toward a healthier environment where buyers have choices and sellers can still achieve strong results when their homes are positioned correctly.

For both buyers and sellers, strategy matters more than trying to perfectly time the market.

---

Frequently Asked Questions

Is the Treasure Valley housing market slowing down?

Not necessarily. Inventory declined this month while pending sales increased, suggesting buyer activity remains healthy even as the market becomes more balanced.

Are Treasure Valley home prices dropping?

The latest numbers don't show a significant decline. The combined median list price increased slightly to $588,000, while both Ada and Canyon Counties also posted modest increases.

Is now a good time to sell a home in Boise or the Treasure Valley?

There are still active buyers in the market, but sellers need to be strategic. Accurate pricing, strong presentation, and professional marketing are increasingly important when buyers have multiple homes to compare.

Do buyers still have negotiating power?

Yes. Inventory remains relatively high, giving buyers more choices and opportunities to negotiate. However, desirable homes that are priced correctly can still attract strong interest.

---

Final Thoughts

The latest Treasure Valley housing numbers provide an encouraging picture as we move through August.

Inventory declined, buyer activity strengthened, and median list prices remained stable.

Across Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and surrounding communities, buyers continue to have choices while sellers continue to have opportunities.

The market isn't strongly favoring one side or the other. Instead, we're seeing a more balanced environment where pricing, preparation, negotiation, and local market knowledge matter.

---

Helpful Treasure Valley Resources

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

Get your free instant home value:

Find Out What Your Home Is Worth

Whether you're considering buying, selling, relocating, or simply want to understand what these numbers mean for your neighborhood, West Real Estate Group is here to help.

---

🏡 WRG Market Wisdom

"Market conditions change, but opportunity doesn't disappear—it shifts. Understanding where that opportunity is today is what helps buyers and sellers make confident decisions."