Treasure Valley Real Estate Market Update: September 28–October 4, 2026

Mortgage Rates Climb to 7.61% as Treasure Valley Home Prices Continue to Adjust

The Treasure Valley housing market is entering October with elevated mortgage rates, increased inventory, and continued price adjustments.

During September 28–October 4, mortgage rates reached 7.61%, while active listings remained near 3,900 homes across Ada and Canyon Counties.

Despite higher borrowing costs, pending sales remained relatively steady compared with the previous month's reporting period.

Here's what the latest numbers mean for buyers and sellers in Boise, Meridian, Eagle, Star, Kuna, Nampa, and Caldwell.

📊 Treasure Valley Market Snapshot

Comparing September 28–October 4 to August 31–September 6, 2026

🔥 Biggest Market Shift: Rates Rise, But Buyer Activity Holds Steady

Mortgage rates increased from 6.89% to 7.61%, making affordability a continued concern for homebuyers.

However, pending sales increased slightly from 316 to 319.

While the pending rate declined from 8.38% to 8.23%, the actual number of pending transactions remained relatively steady.

This suggests buyers are still willing to move forward when they find a property that fits their needs and budget.

Inventory Remains Elevated Across the Treasure Valley

Active listings increased from 3,773 to 3,854, adding 81 homes compared with the earlier reporting period.

For buyers, this means more homes to choose from.

For sellers, it means additional competition.

Properties that are priced appropriately and presented well are better positioned to stand out.

Home Prices Continue to Adjust

Median list prices declined across Ada and Canyon Counties:

• Ada County: $639,000 → $624,900
• Canyon County: $494,900 → $490,000
• Combined: $579,000 → $569,900

The combined median list price declined by $9,100.

While median asking prices don't represent changes in every home's value, these adjustments reflect an increasingly competitive environment for sellers.

🏷️ Price Reductions Remain Elevated

Price reductions declined from 723 to 607, a decrease of 116.

Although that's an improvement from the earlier comparison period, hundreds of sellers are still adjusting their asking prices.

For buyers, these reductions may create opportunities to revisit properties that were previously outside their budget.

💡 What This Means for Treasure Valley Buyers

With rates above 7%, affordability remains an important consideration.

However, buyers may have opportunities to negotiate price, seller concessions, or financing incentives.

Working closely with a lender can help buyers evaluate different financing scenarios and determine how potential concessions affect their monthly payment.

What This Means for Sellers

In a market with nearly 3,900 active listings, sellers need to understand their competition.

Strategic pricing, professional marketing, strong property presentation, and flexibility during negotiations can help attract qualified buyers.

⭐ WRG Market Insight

"Rates may be higher, but buyers are still moving. Instead of focusing only on today's interest rate, look at the entire transaction and where price, seller concessions, and negotiating leverage may help make the numbers work."

Final Thoughts

The Treasure Valley housing market continues to offer opportunities for both buyers and sellers willing to adapt.

Rates remain elevated, inventory is plentiful, and median list prices have adjusted lower.

For buyers, the opportunity may be in negotiating the right deal.

For sellers, success increasingly depends on competitive pricing and strong marketing.

🏡 What's Your Treasure Valley Home Worth?

Wondering how the changing market could affect your home's value?

Get your free home value estimate.

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