Published July 13, 2026

Treasure Valley Real Estate Market Update: July 6–12, 2026 - Month-Over-Month Market Comparison

Written by Jazmyn Davis

Treasure Valley Real Estate Market Update: July 6–12, 2026

Month-Over-Month Market Comparison

Inventory reaches another high while buyer demand remains steady 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.

📈 Market Pulse

🟢 Inventory: Continuing to Rise

🟢 Buyer Demand: Holding Steady

🟢 Home Prices: Stable

🟢 Seller Competition: Increasing

🔵 Overall Market: Healthy & Balanced

This Week's Snapshot

Compared to June 8–14

🏡 Total Active Listings: 3,806 ⬆️ (from 3,647)

📝 Pending Sales: 382 ⬆️ slightly
Pending Rate: 10.04% (compared to 10.17%)

🏷️ Median List Price: $585,000 ➖ (essentially unchanged)

❌ Cancelled Listings: 97 ⬇️ (from 105)

Inventory Continues to Build

Inventory increased from 3,647 to 3,806 active listings over the past month, giving buyers the largest selection of homes we've seen this summer.

Whether you're shopping in Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, or anywhere else in the Treasure Valley, increased inventory means more opportunities to find the right home while reducing some of the urgency buyers experienced earlier this year.

For sellers, however, more inventory means more competition. Homes that are professionally marketed and priced strategically continue to stand out.

Buyers Continue Showing Confidence

One of the biggest takeaways this month is that buyer demand has remained remarkably consistent.

Pending sales increased slightly from 371 to 382, while the pending rate held nearly steady, moving from 10.17% to 10.04%.

Rather than signaling a slowdown, these numbers suggest buyers are continuing to purchase homes despite having more inventory available.

Today's buyers are:

Comparing more homes before making offers
Negotiating more confidently
Looking closely at pricing and condition
Prioritizing homes that are move-in ready

The best-priced homes continue attracting strong activity.

Home Prices Continue Holding Steady

Even with inventory climbing, home values continue demonstrating strength throughout the Treasure Valley.

Ada County

Median list price adjusted slightly from $650,000 → $648,750

Canyon County

Median list price increased from $489,900 → $494,990

Treasure Valley Overall

Median list price remained essentially unchanged at $585,000

This continued stability reflects a market that's finding balance rather than experiencing significant price declines.

Where Are Buyers Shopping?

Buyer activity continues to be strongest in the $400,000–$700,000 price range.

These homes continue attracting:

First-time buyers
Move-up buyers
Families relocating to Idaho

Luxury homes above $1 million continue requiring longer marketing times, while affordable inventory remains competitive throughout much of Ada and Canyon Counties.

Competition Is Becoming Healthier

Cancelled listings improved this month, decreasing from 105 to 97.

This is an encouraging trend and suggests sellers are adapting to current market conditions by pricing homes more appropriately and entering the market with realistic expectations.

Homes that continue to perform the best have four things in common:

✅ Competitive pricing

✅ Professional photography

✅ Strong online marketing

✅ Excellent overall presentation

💡 Did You Know?

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

This creates one of the best environments for buyers we've experienced this year while still supporting stable home values.

What This Means for Buyers

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

More homes to choose from
Increased negotiating opportunities
Stable pricing
Less pressure to make rushed decisions

While buyers have gained leverage, desirable homes that are priced well continue selling quickly.

What This Means for Sellers

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

With buyers having additional choices, success comes from:

Pricing correctly from day one
Preparing the home before listing
Investing in professional marketing
Working with experienced local agents who understand today's market

The sellers doing these things continue achieving excellent results.

👀 What We're Watching Next Month

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

Whether inventory continues climbing beyond 3,900 active listings
If buyer demand remains steady despite increased inventory
Whether mortgage rates influence buyer confidence
How pricing trends develop heading into late summer

These indicators will help shape the Treasure Valley housing market over the coming weeks.

⭐ WRG Market Insight

The Treasure Valley market continues demonstrating exactly what a healthy market should look like.

Inventory is growing, buyers remain active, and home prices are holding steady. Rather than signaling weakness, today's market is creating more opportunities for both buyers and sellers.

For buyers, it's one of the best selections of homes we've seen this year. For sellers, success comes from standing out through strategic pricing, professional marketing, and thoughtful presentation.

Frequently Asked Questions

Is the Treasure Valley still a seller's market?

Yes, but it's becoming much more balanced. Buyers have more choices while sellers continue benefiting from healthy demand when homes are priced competitively.

Are home prices dropping?

Overall, no. Home prices remain remarkably stable across both Ada and Canyon Counties despite rising inventory.

Is now a good time to buy?

Many buyers are finding more opportunities today because increased inventory has created additional choices and negotiating power while demand remains healthy.

Final Thoughts

The Treasure Valley real estate market continues moving toward a balanced and sustainable summer market.

Inventory has reached its highest level in months, buyer activity remains consistent, 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 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

You can also 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 guides are designed to help you make confident real estate decisions.

West Real Estate Group

📞 208-501-8200

🌐 www.westrealestategroup.com