Treasure Valley Real Estate Market Update: June 29–July 5, 2026

Month-Over-Month Market Comparison

Inventory continues to rise while buyers gain more choices 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 two months earlier. This provides a clearer picture of meaningful market trends instead of normal week-to-week fluctuations.

📈 Market Pulse

🟢 Inventory: Rising

🟡 Buyer Demand: Healthy, but becoming more selective

🟢 Home Prices: Remaining relatively stable

🟠 Seller Competition: Increasing

🔵 Overall Market: Moving toward a balanced summer market

This Week's Snapshot

Compared to April 27–May 3

🏡 Total Active Listings: 3,730 ⬆️ (from 3,332)

📝 Pending Sales: 373 ⬇️
Pending Rate: 10.00% (down from 14.04%)

🏷️ Median List Price: $585,000 ⬇️
(from $599,000)

❌ Cancelled Listings: 108 ⬆️
(from 98)

Inventory Continues Growing

Inventory increased by nearly 400 homes over the last two months, climbing from 3,332 to 3,730 active listings.

This is the highest inventory level we've seen in several months and provides buyers throughout Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell, and surrounding Treasure Valley communities with significantly more options than they had earlier this spring.

For sellers, this means pricing, presentation, and marketing are becoming increasingly important as buyers have more homes to compare.

Buyers Are Taking Their Time

Pending sales declined from 468 to 373, while the pending rate moved from 14.04% to 10.00%.

This doesn't suggest buyers have disappeared—it suggests they have choices.

Today's buyers are:

• Comparing more homes before making offers.
  
  
• Negotiating more confidently.
  
  
• Looking closely at pricing and condition.
  
  
• Prioritizing move-in-ready properties.

Homes that are priced correctly continue to sell, while overpriced listings are sitting longer.

Home Prices Remain Healthy

Although the median list price adjusted slightly, overall pricing remains remarkably resilient.

Ada County

Median list price moved from $654,000 → $649,877

Canyon County

Median list price moved from $499,880 → $489,900

Treasure Valley Overall

Median list price adjusted from $599,000 → $585,000

This is a normal adjustment as inventory grows and buyers gain additional choices—not a sign of a declining market.

Where Are Buyers Shopping?

Current buyer demand continues to be strongest between $400,000–$700,000.

Homes in this range continue attracting move-up buyers, first-time buyers, and families relocating to the Treasure Valley.

Luxury homes above $1 million continue taking longer to sell, while entry-level inventory remains relatively limited throughout much of Ada County.

Competition Is Increasing for Sellers

Cancelled listings increased from 98 to 108 over the last two months.

As inventory rises, buyers have become less willing to overlook pricing or condition.

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

✅ Strategic pricing

✅ Professional photography

✅ Strong online marketing

✅ Move-in-ready condition

💡 Did You Know?

The Treasure Valley has added nearly 400 active listings since late April.

That means buyers have the largest selection of available homes we've seen this spring, creating a healthier and more balanced housing market.

What This Means for Buyers

If you're considering buying in Boise, Meridian, Eagle, Star, Kuna, Nampa, or Caldwell, today's market offers:

• More homes to choose from
  
  
• More negotiating opportunities
  
  
• Less urgency than earlier this spring
  
  
• Stable home prices

Preparation is still important because desirable homes continue to receive strong interest.

What This Means for Sellers

Sellers continue benefiting from healthy buyer demand, but today's market rewards preparation.

Pricing correctly from day one and presenting your home professionally can make a significant difference as buyers gain additional options.

The best-prepared homes continue selling quickly and for strong prices.

👀 What We're Watching Next Month

Over the coming weeks, we'll be watching:

• Whether inventory surpasses 3,800 active listings
  
  
• If buyer activity rebounds following the holiday week
  
  
• How mortgage rates influence buyer confidence
  
  
• Whether median home prices stabilize through the peak summer selling season

These trends will help determine how the Treasure Valley market performs heading into late summer.

⭐ WRG Market Insight

The Treasure Valley market isn't slowing—it's balancing.

Inventory is creating healthier conditions for buyers while sellers still benefit from solid demand.

Today's market rewards preparation over urgency. Buyers have more choices than they did this spring, but homes that are priced strategically and marketed professionally continue to stand out.

Frequently Asked Questions

Is the Treasure Valley still a seller's market?

Yes, although it's becoming much more balanced as inventory increases. Sellers who price correctly continue to see strong activity.

Are home prices dropping?

Prices have adjusted modestly over the past two months, but overall values remain stable throughout Boise and the surrounding Treasure Valley.

Is now a good time to buy?

For many buyers, yes. Increased inventory means more options and greater negotiating power than earlier this spring.

Final Thoughts

The Treasure Valley real estate market continues to move toward a healthier and more balanced summer market.

Inventory is increasing, buyers remain engaged, and home prices continue showing long-term stability throughout 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?

Get your free instant home value here:

https://www.westrealestategroup.com/homevalue

📍 Explore our community guides for:

• Boise
  
  
• Meridian
  
  
• Eagle
  
  
• Star
  
  
• Kuna
  
  
• Nampa
  
  
• Caldwell

Whether you're relocating, buying your first home, or preparing to sell, our local guides can help you learn more about each Treasure Valley community.

West Real Estate Group

📞 208-501-8200

🌐 westrealestategroup.com