Treasure Valley Real Estate Market Update: October 12–18, 2026

The Treasure Valley housing market is settling into its fall rhythm. Mortgage rates ticked up slightly to 7.40%, but the bigger story this month is on the seller side. Fewer homes are coming to market, fewer sellers are cutting prices, and more sellers are pulling their listings altogether. Meanwhile, buyer activity has held relatively steady and median list prices haven't moved.

Here's how the week of October 12–18, 2026 compares with September 14–20, 2026 for Ada and Canyon Counties combined.

Treasure Valley Market Snapshot

The Biggest Shift: More Sellers Are Pulling Their Homes

Cancelled listings jumped from 94 to 125, an increase of about 33%. At the same time, price reductions dropped from 553 to 454, and new listings slowed from 452 to 370.

Put together, this tells us that some sellers who aren't getting the offers they want are choosing to wait rather than lower their price. Many are likely planning to come back in the spring. For buyers, that means the homes still on the market are often owned by sellers who are motivated to sell this season.

Inventory Is Starting to Tighten

Active listings fell by 91 homes, from 3,897 to 3,806. With fewer new listings and more cancellations, inventory is beginning its typical fall decline. Buyers still have plenty to choose from (nearly 3,800 homes), but if this trend continues, selection could narrow as we head into winter.

Home Prices Are Holding Steady

The combined median list price for Ada and Canyon Counties was unchanged at $569,990.

• Ada County: $625,000, down slightly from $629,880
• Canyon County: $489,995, essentially flat from $489,990

After several weeks of small adjustments, list prices appear to be stabilizing.

Buyer Activity Has Stabilized

Pending sales dipped only slightly, from 302 to 289, and the pending rate moved from 7.75% to 7.59%. Even with rates at 7.40%, buyers are still making offers. They're simply being selective about price, condition, and value.

Opportunities for Buyers

• Less competition: Fall typically brings fewer active buyers, which can mean more room to negotiate.
• Negotiate beyond price: Ask about seller-paid closing costs or a rate buydown to lower your monthly payment.
• Look at homes with more days on market: Sellers who have waited longer are often more flexible on terms.
• Focus on the full monthly payment: Compare total costs, not just the interest rate, when weighing your options.
• Act before inventory shrinks: With fewer new listings coming on, today's selection may be larger than what's available this winter.

Guidance for Sellers

• Price right from day one: Well-priced homes are still going pending. Overpriced homes are the ones being cancelled.
• Presentation matters: Professional photography, staging, and strong marketing help your home stand out.
• Be flexible: Offering concessions such as closing-cost help or a rate buydown can attract more buyers.
• Planning for spring? If you're thinking about waiting, now is the time to build your pricing and marketing plan so you're ready to launch.

West Real Estate Group Insight

"Sellers who pull their homes now aren't out of the market. They're waiting for a plan. Whether you're selling this fall or getting ready for spring, the right pricing and marketing strategy makes all the difference."

Frequently Asked Questions

Are home prices falling in the Treasure Valley?

Not right now. The combined median list price for Ada and Canyon Counties held steady at $569,990. Ada County saw a small dip to $625,000, while Canyon County stayed flat at $489,995.

Why are more listings being cancelled?

Cancellations rose about 33% this month. Many sellers who didn't receive the offers they hoped for are choosing to take their homes off the market, often to relist in the spring, rather than reduce their price.

Is now a good time to buy?

For many buyers, yes. Buyer competition is lighter in the fall, sellers who remain on the market are often motivated, and there's room to negotiate price or terms. The best approach is to look at your full monthly payment and talk with a local agent about your options.

The Bottom Line

The Treasure Valley is heading into the slower season with slightly less inventory, steady buyer activity, and stable prices. Some sellers are choosing to wait, which creates opportunities for buyers who are ready now and for sellers who want a strong plan for spring.

Curious what your home is worth in today's market? Request your free home value estimate or call West Real Estate Group at 208-501-8200. We're here to help you make your next move with confidence.