Treasure Valley Real Estate Market Update: July 20–26, 2026

Month-Over-Month Market Comparison

Inventory continues to climb while home prices remain resilient 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 at a Glance

🟢 Inventory: Continuing to Grow

🟡 Buyer Activity: Slightly Slower

🟢 Home Values: Holding Steady

🟢 Seller Positioning: Improving

🔵 Overall Market: Healthy & Balanced

Biggest Change This Week

The biggest story this month is that Treasure Valley inventory climbed above 3,800 active listings for the first time in our recent market updates.

While buyer activity slowed slightly, the decline was modest considering the significant increase in available homes. Even more encouraging, cancelled listings decreased, suggesting sellers are becoming more strategic with pricing and entering the market better prepared.

Overall, this points to a healthy, balanced market where buyers have more choices without a significant drop in demand.

Inventory Continues to Build

Inventory climbed from 3,793 to 3,810 active listings, marking another month of growth across the Treasure Valley.

This continues to provide buyers with more choices than they've had throughout much of the year while creating additional competition among sellers.

Whether you're searching in Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, or the surrounding communities, buyers now have greater flexibility and more opportunities to find the right home.

For sellers, this means strategic pricing and professional marketing remain critical for standing out.

Buyer Demand Remains Healthy

Pending sales declined slightly from 389 to 381, while the pending rate moved from 10.25% to 9.98%.

Although buyer activity softened modestly, this isn't unusual during the middle of summer.

Many buyers continue taking advantage of increased inventory by comparing more homes before making offers.

Today's buyers are:

• Taking more time to compare homes
  
  
• Negotiating more confidently
  
  
• Prioritizing move-in-ready properties
  
  
• Looking closely at overall value
  
  

Homes that are priced correctly continue attracting strong buyer interest.

Home Prices Continue to Show Stability

The Treasure Valley's median list price adjusted slightly from $585,000 to $579,990, reflecting a modest month-over-month change.

Ada County

Median list price increased from $646,150 to $649,875, demonstrating continued strength in the county's housing market.

Canyon County

Median list price remained essentially stable, moving from $489,945 to $499,000.

Overall, home values across both counties continue to show resilience despite increased inventory.

Where Are Buyers Shopping?

The strongest buyer demand continues to fall between $400,000 and $700,000, where many first-time buyers, move-up buyers, and families relocating to Idaho are searching.

Across the Treasure Valley:

• Entry-level homes continue attracting multiple buyers.
  
  
• Mid-range homes remain the most active segment.
  
  
• Luxury homes generally require longer marketing times and competitive pricing.
  
  

Sellers Are Adjusting to the Market

One encouraging trend this month is the decrease in cancelled listings.

Cancelled listings dropped from 108 to 97, suggesting many sellers are entering the market with more realistic pricing expectations and stronger preparation.

The homes generating the strongest activity continue to share four characteristics:

✅ Strategic pricing

✅ Professional photography

✅ Strong online marketing

✅ Excellent presentation

Did You Know?

The Treasure Valley now has more than 3,800 active listings, the highest inventory level we've seen in recent months.

Even with more inventory available, buyers continue purchasing homes, creating a healthier and more balanced market than we've experienced over the past few years.

What This Means for Buyers

Today's market offers buyers several advantages:

• More homes to choose from
  
  
• Greater negotiating opportunities
  
  
• Stable pricing across much of the Treasure Valley
  
  
• More time to compare options before making a decision

If you've been waiting for more inventory, today's market may offer some of the best opportunities we've seen this year.

If you're beginning your home search, explore our community guides for Boise, Meridian, Eagle, Star, Kuna, Nampa, and Caldwell to learn more about each area before making your move.

What This Means for Sellers

Sellers continue to benefit from healthy buyer demand, but preparation remains the key to success.

Homes that are:

• Priced correctly from day one
  
  
• Professionally marketed
  
  
• Move-in ready
  
  
• Well-maintained
  
  

continue outperforming competing listings.

In today's market, buyers have choices—and the homes that stand out continue selling first.

What We're Watching Next Month

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

• Whether inventory continues climbing above 3,800 active listings
  
  
• If buyer demand rebounds following the middle of the summer season
  
  
• How mortgage rates impact buyer confidence
  
  
• Whether home prices remain stable heading toward fall
  
  

These indicators will help shape the Treasure Valley housing market during the second half of the year.

WRG Market Insight

One of the biggest takeaways this month is that the Treasure Valley market continues finding its balance.

Inventory remains high, buyers continue making purchases, and sellers are adjusting to increased competition by pricing homes more strategically.

This is creating healthier conditions for everyone involved.

For buyers, there are more opportunities than we've seen in quite some time.

For sellers, preparation, pricing, and marketing continue making all the difference.

Frequently Asked Questions

Is the Treasure Valley still a seller's market?

The market continues moving toward balance. Sellers still benefit from healthy demand, but buyers now have more inventory and greater negotiating power than they did earlier this year.

Are home prices falling?

Home prices have adjusted slightly month over month, but Ada County actually experienced a small increase while Canyon County remained stable. Overall values continue demonstrating long-term resilience.

Is now a good time to buy?

For many buyers, yes. Increased inventory has created more opportunities, while home values remain stable and buyers have more flexibility than earlier this spring.

Final Thoughts

The Treasure Valley housing market continues to evolve into a healthier, more balanced market.

Inventory remains above 3,800 homes, buyer demand continues to be steady, and home values remain resilient across Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and surrounding communities.

Whether you're planning to buy, sell, or simply stay informed, understanding these month-over-month trends can help you make confident 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
  
  
• 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 to your next home, downsizing, or preparing to sell, West Real Estate Group is here to help.

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

🏡 WRG Market Wisdom

"A balanced market creates opportunities for both buyers and sellers. Success comes from understanding the market and having the right strategy—not from trying to perfectly time it."

West Real Estate Group

📞 208-501-8200

🌐 www.westrealestategroup.com