Treasure Valley Real Estate Market Update: July 27–August 2, 2026

Month-Over-Month Market Comparison

Buyer activity picked up while inventory remained historically high 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 rather than the normal week-to-week fluctuations that occur throughout the year.

📊 Key Market Numbers

🔥 Biggest Change This Week

Buyer activity gained momentum despite inventory remaining near its highest level of the year.

Pending sales increased by 26 homes, and the pending rate climbed from 10.00% to 10.72%, showing that motivated buyers are continuing to enter the market when homes are priced competitively and presented well.

Although inventory remains abundant, strong buyer demand is helping keep the Treasure Valley housing market healthy and active.

📍 Market Scorecard

📈 Market Pulse

The Treasure Valley housing market continues to demonstrate balance as we head into August.

Inventory remains elevated, giving buyers more choices than they've had in years. At the same time, pending sales increased month over month, proving that buyers are still actively purchasing homes despite having more options available.

For sellers, today's market rewards preparation, pricing strategy, and strong marketing more than ever before.

Inventory Remains Strong

Active listings dipped slightly from 3,730 to 3,718, but inventory remains well above where it was earlier this year.

Across Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and surrounding Treasure Valley communities, buyers continue benefiting from a wide variety of homes across nearly every price point.

While the slight decrease may indicate inventory is beginning to stabilize, buyers still have significantly more options than they did just a few months ago.

Buyer Confidence Continues to Improve

One of the most encouraging trends this month is the increase in buyer activity.

Pending sales rose from 373 to 399, while the pending rate improved from 10.00% to 10.72%.

This tells us buyers remain confident in the Treasure Valley market and are taking advantage of increased inventory to find the right home.

Today's buyers are:

• Shopping more carefully
• Negotiating strategically
• Prioritizing value and condition
• Acting when they find well-priced homes

Homes that are priced correctly continue to attract strong interest.

Home Prices Continue to Stabilize

The Treasure Valley median list price adjusted modestly from $585,000 to $579,000.

Ada County

Median list price adjusted from $649,877 to $640,000.

Canyon County

Median list price increased from $489,900 to $494,995.

While the overall median list price softened slightly, Canyon County continues showing steady growth, reinforcing ongoing demand in one of the Treasure Valley's fastest-growing areas.

Where Buyers Are Shopping

Buyer demand remains strongest between $400,000 and $700,000, where move-up buyers, first-time buyers, and families relocating to Idaho continue to be most active.

Luxury homes generally require longer marketing times, while affordable and mid-range homes continue moving steadily when priced appropriately.

Seller Competition Continues to Increase

Cancelled listings increased from 108 to 151 over the past month.

As buyers gain more choices, sellers who overprice their homes or delay needed updates are finding it more difficult to compete.

The homes seeing the strongest activity continue to have four things in common:

✅ Strategic pricing

✅ Professional photography

✅ High-quality online marketing

✅ Excellent overall presentation

💡 Did You Know?

Even with nearly 3,700 homes available across Ada and Canyon Counties, buyer demand actually improved this month.

That's an encouraging sign that the Treasure Valley market remains healthy and continues attracting motivated buyers.

What This Means for Buyers

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

• More homes to choose from
• Improved negotiating opportunities
• Stable home values
• More time to compare properties before making an offer

This continues to be one of the best environments buyers have seen in several years.

What This Means for Sellers

Sellers can still achieve excellent results—but strategy matters.

Homes that are:

• Priced correctly from the start
• Professionally marketed
• Well-maintained
• Move-in ready

continue outperforming competing listings.

With buyers having more choices, first impressions are more important than ever.

👀 What We're Watching Next Month

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

• Whether inventory continues stabilizing around 3,700 homes
• If buyer demand continues strengthening
• Whether home prices remain resilient
• How mortgage rates influence late-summer activity

These trends will provide insight into what we can expect heading into the fall market.

⭐ WRG Market Insight

This month's report highlights something encouraging: buyers haven't disappeared—they've become more selective.

Even with inventory near yearly highs, pending sales increased, proving that buyers are still making moves when homes are priced correctly and offer strong value.

For sellers, this reinforces the importance of preparation and pricing. For buyers, it means there are more opportunities than we've seen in quite some time.

Frequently Asked Questions

Is the Treasure Valley still a seller's market?

The market is becoming increasingly balanced. Sellers continue benefiting from healthy demand, while buyers now have significantly more inventory and negotiating power.

Are home prices declining?

Overall prices adjusted slightly this month, but both Ada and Canyon Counties continue demonstrating long-term market stability. Small month-to-month movements are normal in a balanced market.

Is now a good time to buy?

Yes. Buyers have more inventory, more negotiating leverage, and stable home prices, making this an attractive time to enter the market.

Final Thoughts

The Treasure Valley real estate market continues moving toward a healthy, balanced environment.

Inventory remains elevated, buyer activity has strengthened, and home values continue holding steady across Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and surrounding Treasure Valley 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, and discover which community best fits your lifestyle.

Ready to Make Your Move?

Whether you're buying your first home, selling your current home, relocating, or investing, 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.

📞 208-501-8200

🌐 www.westrealestategroup.com

🏡 WRG Market Wisdom

"A balanced market creates opportunities for everyone. Buyers gain more choices, sellers gain more informed buyers, and great results come from having the right strategy—not perfect timing."