Treasure Valley Real Estate Market Update: October 19–25, 2026

Fall Slowdown Arrives as New Listings Drop and Rates Ease Slightly

The Treasure Valley market is settling into its late-fall rhythm. This week, mortgage rates eased to about 7.33%, new listings fell 37%, and inventory held steady at 3,852 homes across Ada and Canyon Counties.

Below, we compare October 19–25 with September 21–27 to show how the market has shifted over the past month.

📊 Treasure Valley Market Snapshot

📉 The Biggest Shift: New Listings Drop 37%

New listings fell from 556 to 353, a drop of about 37%. Fewer sellers are bringing homes to market as the season winds down, and pending sales dipped too, from 354 to 304.

For sellers, this means less fresh competition. For buyers, it means the homes already on the market are where the opportunities are.

🏡 Inventory Holds Steady

Active listings were nearly unchanged, slipping from 3,878 to 3,852. Buyers searching in Boise, Meridian, Eagle, Star, Kuna, Nampa, Caldwell and Middleton still have a wide selection.

Inventory is staying high because homes are taking a bit longer to go under contract, not because a wave of new listings is arriving.

💲 Home Prices Stay Flat

• Combined: $567,947 → $569,900 (+$1,953)
• Ada County: $624,900 → $625,000 (+$100)
• Canyon County: $489,990 → $489,900 (−$90)

Median list prices are essentially flat month over month. Keep in mind that median list price reflects the mix of homes on the market and isn't the same as the change in any individual home's value.

🔑 Buyer Activity

Pending sales fell to 304 from 354, and the pending rate dropped from 9.13% to 7.89%. Buyers are still active, but they're taking their time and being selective. Price reductions also eased, from 485 to 403, as many sellers have already adjusted earlier this fall.

🏠 Opportunities for Buyers

With steady inventory and less competition, buyers have room to negotiate:

• Negotiate on price, especially on homes with longer days on market
• Ask for seller-paid closing costs
• Use a seller-funded rate buydown to lower the monthly payment
• Revisit homes that recently reduced their price
• Lock in now while rates have eased slightly from last month

Focus on the total monthly payment, not just the rate, when comparing homes.

📈 Guidance for Sellers

Fewer new listings means well-prepared homes get more attention. Buyers are still price-sensitive, so accurate pricing, strong photography and smart marketing matter more than ever.

Cancelled listings rose slightly to 123. If you're weighing whether to wait for spring, a pricing and timing strategy now can put you ahead.

The homes that sell are the ones positioned to be chosen.

💬 West Real Estate Group Insight

"The fall slowdown is here, but that's an advantage for serious buyers and well-priced sellers. Less competition means more room to negotiate and more attention on the right homes."

❓ Frequently Asked Questions

Are Boise home prices dropping?
Not significantly. The combined median list price in Ada and Canyon Counties was $569,900 this week, compared with $567,947 a month ago, so prices are essentially flat.

Are mortgage rates going down?
Rates eased slightly, to about 7.33% for a 30-year fixed, down from 7.50% a month ago. Actual rates vary by lender and borrower.

Is it a good time to buy in the Treasure Valley?
For many buyers, yes. Inventory is steady, competition has eased and sellers are more open to concessions like closing costs and rate buydowns.

✅ Bottom Line

The Treasure Valley market is cooling into late fall. Rates eased slightly, inventory held steady, prices stayed flat and new listings slowed sharply. Buyers have more leverage, and sellers who price well face less new competition.

Whether you're buying or selling in Boise, Meridian, Eagle, Nampa, Caldwell or anywhere in the Treasure Valley, West Real Estate Group is here to help.

🏡 What's Your Home Worth?

Curious how today's market affects your home's value? Get your free home value estimate or call us at 208-501-8200.

West Real Estate Group
Treasure Valley Real Estate
208-501-8200