Published November 9, 2026

Treasure Valley Real Estate Market Update: November 2–8, 2026

Written by Jazmyn Davis

market-highlights-11-9-26.png (alt: Ada & Canyon County market highlights for November 2–8, 2026)

The Treasure Valley housing market is firming up as we head toward the holidays. Compared with a month ago, there are fewer homes for sale, fewer price cuts, and more buyers going under contract.

Mortgage rates have also eased, dropping from 7.48% to 7.18% over the past month. Here's what the numbers show for Ada and Canyon Counties for November 2–8, 2026, compared with October 5–11.

Treasure Valley Market Snapshot

All figures are for Ada and Canyon Counties combined (residential, Intermountain MLS).

Market Metric	Nov. 2–8	Oct. 5–11	Change
Mortgage Rates (30-yr fixed)	7.18%	7.48%	−0.30 pts
Active Listings	3,724	3,872	−148 (−3.8%)
New Listings	336	425	−89 (−20.9%)
Pending Sales	306	291	+15 (+5.2%)
Pending Rate	8.22%	7.52%	+0.70 pts
Median List Price	$571,990	$567,900	+$4,090 (+0.7%)
Price Reductions	407	567	−160 (−28.2%)
Cancelled Listings	139	114	+25 (+21.9%)

The Biggest Shift: Price Reductions Drop 28%

A month ago, 567 sellers cut their price in a single week. This week that number fell to 407, down 28%. At the same time, pending sales rose from 291 to 306 and the pending rate climbed from 7.52% to 8.22%. Sellers who priced realistically earlier this fall are now seeing buyers commit, and fewer listings need another cut.

Inventory Is Tightening in Ada and Canyon Counties

Active listings fell from 3,872 to 3,724 (−148). Most of the drop came from Ada County (2,516 → 2,387), while Canyon County dipped slightly (1,356 → 1,337). New listings slowed to 336 from 425, and cancellations rose to 139 as some sellers step back for the holidays. Buyers still have plenty of options, but the selection is starting to narrow.

Home Prices Are Holding Steady to Slightly Higher

Ada & Canyon combined: $567,900 → $571,990 (+0.7%)
Ada County: $625,000 → $633,450 (+1.4%)
Canyon County: $489,900 → $489,900 (unchanged)

Median list prices reflect what sellers are asking, not final sale prices, but the trend points to a market that has found its footing after this fall's adjustments.

Buyer Activity Is Picking Up

More homes went under contract this week than during the same week last month, even with fewer new listings. With rates down 0.30 points over the month, more buyers are moving from browsing to writing offers.

Opportunities for Buyers

Lower rates: 30-year fixed rates eased to 7.18%, improving monthly payments compared with a month ago.
Less competition: Holiday-season buyers typically face fewer competing offers than in spring.
Motivated sellers: Homes still on the market this late in the year often belong to sellers ready to negotiate.
Value in Canyon County: A steady $489,900 median keeps Canyon the more affordable option.

Focus on the total monthly payment, not just the price. A small rate change can matter as much as a price reduction.

Search Treasure Valley Homes for Sale →

Guidance for Sellers

Fewer price cuts and a rising pending rate are good signs, but buyers are still selective. Homes priced correctly from day one, with strong photos and good presentation, are the ones going under contract. If you're thinking of waiting until spring, start planning now so you're ready for the busier season.

See What Your Home Is Worth →

West Real Estate Group Insight

"Inventory is tightening, price cuts are down 28%, and more buyers are going under contract. The buyers out there right now are serious, and the homes priced right are selling." — West Real Estate Group

Frequently Asked Questions

Are Boise home prices going up or down?
Prices are holding steady. The combined Ada and Canyon median list price rose 0.7% to $571,990 over the past month, led by Ada County.

Are mortgage rates coming down?
Yes, modestly. The 30-year fixed rate dropped from 7.48% to 7.18% over the past month, according to Mortgage News Daily.

Is it a good time to buy before the holidays?
For many buyers, yes. Rates are lower than a month ago, competition is lighter, and sellers who remain on the market are often motivated.

The Bottom Line

The Treasure Valley market is stabilizing: inventory is down, price cuts are down, and pending sales are up. Whether you're buying or selling in Boise, Meridian, Eagle, Nampa, Caldwell, or anywhere in Ada and Canyon Counties, West Real Estate Group can help you plan your next move.