Published October 12, 2026

Treasure Valley Real Estate Market Update: October 5–11, 2026

Written by Jazmyn Davis

Treasure Valley Real Estate Market Update: October 5–11, 2026

Mortgage Rates Remain Elevated as Boise Buyers Gain More Negotiating Opportunities

The Boise and Treasure Valley housing market continues to shift as we move further into October.

Mortgage rates reached 7.48%, inventory increased, and median list prices continued to adjust lower across Ada and Canyon Counties.

Meanwhile, price reductions increased significantly, creating potential opportunities for buyers who have been waiting for the right home.

At West Real Estate Group, we're comparing October 5–11 to September 7–13, 2026, to understand how the local market has changed over the past month.

📊 Treasure Valley Market Snapshot

Market Metric	Oct. 5–11	Sept. 7–13
Mortgage Rates	7.48%	7.17%
Active Listings	3,872	3,799
Pending Sales	291	318
Pending Rate	7.52%	8.37%
Median List Price	$567,900	$575,990
Price Reductions	567	420
Cancelled Listings	114	118

🔥 Biggest Market Shift: Price Reductions Jump 35%

One of the most significant changes this month is the increase in price reductions.

During October 5–11, 567 price reductions were recorded, compared with 420 during September 7–13.

That's an increase of approximately 35%.

At the same time, pending sales declined from 318 to 291, while mortgage rates increased from 7.17% to 7.48%.

Together, these numbers suggest buyers are continuing to evaluate affordability and overall value carefully.

For sellers, competitive pricing is becoming increasingly important.

Inventory Remains High Across Ada and Canyon Counties

Active listings increased from 3,799 to 3,872, adding 73 homes compared with the September reporting period.

For buyers searching in Boise, Meridian, Eagle, Star, Kuna, Nampa, and Caldwell, this means a wider selection of available homes.

For sellers, increased inventory means more competition.

Homes that are priced strategically and marketed effectively are better positioned to attract buyer attention.

Home Prices Continue to Adjust

Median list prices declined across the Treasure Valley:

Ada County: $634,900 → $625,000
Canyon County: $490,000 → $489,900
Combined: $575,990 → $567,900

The combined median list price decreased by $8,090.

While median list prices don't necessarily represent changes in individual property values, they provide insight into the pricing of homes currently available for sale.

💡 Is Now a Good Time to Buy a Home in Boise?

Although mortgage rates remain elevated, current market conditions may offer opportunities for financially prepared buyers.

With nearly 3,900 active listings and hundreds of price reductions, buyers may have more room to negotiate than during highly competitive periods.

Depending on the property and financing, potential opportunities include:

Negotiating the purchase price
Requesting seller-paid closing costs
Exploring mortgage rate buydowns
Revisiting homes with recent price reductions
Considering properties with longer days on market

The key is understanding the entire transaction, including the monthly payment, rather than focusing only on the interest rate.

What This Means for Treasure Valley Sellers

Buyers are still purchasing homes, but they're paying close attention to value.

With increased inventory and slower pending activity, sellers need to understand how their property compares with competing listings.

Strategic pricing, professional photography, strong marketing, and flexibility during negotiations remain essential.

The goal isn't simply to list your home. It's to position it as the home buyers choose.

⭐ WRG Market Insight

"Rates may be higher, but buyers have more choices. With nearly 3,900 homes available and hundreds of price reductions, the opportunity is finding the right combination of price, terms, and financing to make the numbers work."

Frequently Asked Questions

Are Boise home prices coming down?

Median list prices declined in this month's comparison. Across Ada and Canyon Counties, the combined median list price moved from $575,990 to $567,900.

Are mortgage rates still high in Boise?

The rate reported in this week's market snapshot was 7.48%, compared with 7.17% during the September comparison period. Actual rates vary by lender, loan program, and borrower qualifications.

Is the Treasure Valley becoming more buyer-friendly?

Elevated inventory, slower pending activity, and increased price reductions are creating more negotiating opportunities for buyers in some segments of the market.

Final Thoughts

The October Treasure Valley housing market continues to show signs of adjustment.

Mortgage rates remain elevated, inventory is increasing, median list prices are adjusting lower, and buyers are becoming more selective.

For buyers, this may create opportunities to revisit homes and negotiate favorable terms.

For sellers, competitive pricing and effective marketing remain essential.

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