Treasure Valley Real Estate Market Update: July 13–19, 2026

Month-Over-Month Market Comparison

Buyer activity is gaining momentum while inventory remains at summer highs 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 week approximately one month earlier. This provides a clearer picture of meaningful market trends instead of the normal week-to-week fluctuations that occur throughout the year.

📊 Key Market Numbers

📈 Market Pulse

🟢 Inventory: Holding at Summer Highs

🟢 Buyer Activity: Improving

🟡 Home Prices: Adjusting Slightly

🟠 Seller Competition: Increasing

🔵 Overall Market: Healthy & Balanced

Inventory Remains at Summer Highs

The Treasure Valley continues to offer buyers one of the largest selections of homes we've seen this year. Active listings increased from 3,702 to 3,745, giving buyers more opportunities throughout Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and surrounding communities.

For buyers, more inventory means greater flexibility and more negotiating opportunities. For sellers, it means standing out through strategic pricing, excellent presentation, and professional marketing is more important than ever.

Buyer Activity Is Showing Positive Momentum

One of the biggest stories this month is that buyer activity has actually improved.

Pending sales increased from 394 to 405, while the pending rate rose slightly from 10.64% to 10.81%.

Even with more homes available, buyers continue moving forward with purchases, showing confidence in the Treasure Valley market.

Today's buyers are:

• Comparing more homes before making decisions
• Negotiating more strategically
• Prioritizing value and condition
• Acting quickly when the right home becomes available

Well-priced homes continue attracting strong interest.

Home Prices Continue to Normalize

The overall median list price adjusted modestly from $595,000 to $582,900.

Ada County

Median list price adjusted slightly from $650,000 to $646,400.

Canyon County

Median list price increased from $489,990 to $499,900.

Although the overall median list price moved lower, both counties continue showing healthy pricing, reflecting a market that's becoming more balanced rather than weakening.

Where Are Buyers Shopping?

Demand continues to be strongest between $400,000 and $700,000, where first-time buyers, move-up buyers, and families relocating to Idaho remain active.

Luxury homes above $1 million generally require longer marketing times, while entry-level inventory continues to receive strong attention.

Seller Competition Continues to Increase

Cancelled listings increased from 107 to 147 over the past month.

As inventory grows, buyers have become more selective, making strategic pricing and preparation increasingly important.

Homes performing the best continue to have four things in common:

✅ Competitive pricing

✅ Professional photography

✅ Strong online marketing

✅ Move-in-ready condition

These fundamentals continue helping sellers stand out in a more competitive market.

💡 Did You Know?

Despite inventory reaching one of its highest levels this year, pending sales actually increased over the past month.

This is a positive sign that buyers remain engaged and confident in the Treasure Valley housing market.

What This Means for Buyers

Today's market offers buyers several advantages:

• More homes to choose from
• More negotiating opportunities
• Stable home values
• Less pressure to make rushed decisions

If you're beginning your home search, now is an excellent time to explore different neighborhoods and compare your options.

What This Means for Sellers

Sellers continue to benefit from a healthy market, but preparation matters more than ever.

Homes that are:

• Priced correctly
• Professionally marketed
• Well-maintained
• Move-in ready

continue outperforming competing listings.

What We're Watching Next Month

As we move further into the summer market, we'll be watching:

• Whether inventory climbs above 3,800 active listings
• If buyer demand continues improving
• Whether home prices stabilize
• How mortgage rates influence buyer confidence

These trends will help shape the Treasure Valley housing market heading into late summer.

WRG Market Insight

The most encouraging trend this month isn't simply the increase in inventory—it's the increase in buyer activity.

Even with more homes available, buyers continue writing offers and moving forward with purchases.

That's exactly what we'd expect to see in a healthy, balanced market.

For sellers, success comes from standing out.

For buyers, success comes from having more choices than we've seen in months.

Both create opportunity.

Frequently Asked Questions

Is the Treasure Valley still a seller's market?

Yes. While the market has become more balanced, well-priced homes continue attracting strong buyer interest.

Are home prices dropping?

Overall, home values remain stable. Month-to-month adjustments are normal and continue reflecting a healthy, balanced market.

Is now a good time to buy?

For many buyers, yes. Increased inventory has created more opportunities while home values remain resilient throughout the Treasure Valley.

Final Thoughts

The Treasure Valley housing market continues demonstrating long-term strength as we move through the heart of summer.

Inventory remains elevated, buyer activity has improved, and home values continue showing resilience across Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and surrounding communities.

Whether you're buying, selling, or simply following the market, understanding these month-over-month trends can help you make more informed real estate decisions.

Helpful Treasure Valley Resources

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

Get your free instant home value here:

https://www.westrealestategroup.com/homevalue

🏘️ Thinking about moving within the Treasure Valley?

Explore our community guides to learn more about Boise, Meridian, Eagle, Star, Kuna, Nampa, and Caldwell.

Whether you're relocating, buying your first home, or preparing to sell, our local experts are here to help you make confident real estate decisions.

Ready to Make Your Move?

Whether you're buying your first home, upgrading, downsizing, or simply curious about today's market, West Real Estate Group is here to help.

Our team combines local expertise, strategic marketing, and personalized guidance to help you achieve your real estate goals throughout the Treasure Valley.

WRG Market Wisdom

"A successful real estate decision isn't about timing the market perfectly—it's about making the right move for your goals with the right guidance."

West Real Estate Group

📞 208-501-8200

🌐 www.westrealestategroup.com