Inventory in Boise just had its biggest jump in a while, adding 60 new listings in a single week. For buyers, that means more choices and even less pressure to rush. Sellers are seeing more competition, especially with homes priced above $450,000 sitting longer on the market. The median price for active listings hasn't budged, but the market feels softer than it did just a few months ago.
What stands out this week is how steady prices are, even while inventory climbs. Sellers who were hoping for a quick sale at a premium are finding that buyers are patient and looking for value. At the same time, higher mortgage rates are keeping some would-be buyers on the sidelines, which means homes are spending more time on the market and price cuts are becoming a little more common.
Active Market
The median price for active listings remains at $699,000, unchanged from last week. The price per square foot is about $300, which is as flat as it gets. Inventory is up to 1,753 homes, so buyers have more options than at any point this spring. The typical home is sitting for 42 days, matching last week and confirming that buyers are in no hurry. Nearly 29% of sellers have dropped their asking price, a slight increase from last week, while just 3.5% have raised theirs.
If you're buying, this is a market that rewards patience and negotiation. With more listings and steady prices, you can afford to be selective, especially in midrange and higher price points. For sellers, the competition is real. If your home has been on the market a while, expect buyers to ask for concessions or price adjustments. Listing at market value from the start is the best way to avoid getting stuck.
New Construction
New construction stands out this week. The median price for new builds jumped to $644,450, up nearly $40,000 from last week. That's a substantial move, likely reflecting rising material costs and limited entry-level supply. If you're considering a new build, expect less wiggle room on price compared to resale homes, at least for now. Builders are dealing with higher expenses and longer timelines, which is showing up in their list prices.
What This Week Means For You
National mortgage rates are still hovering near 6.9 percent, and the Federal Reserve isn't signaling any relief soon. For Ada County, that translates to higher monthly payments, especially on homes over $450,000. Some buyers are waiting for rates to drop, but for those active in the market, the increase in inventory means more leverage and a wider selection. Sellers in established neighborhoods still have some pricing power, but only if their homes are move-in ready and priced realistically.
Rising material costs and slower new construction starts are likely to keep pressure on the lower end of the market, making entry-level homes harder to find. At the same time, steady employment numbers are supporting demand from remote workers and newcomers to the area. The pace feels slow, but the fundamentals remain solid.
The Boise market is quietly shifting. More inventory means more choices for buyers, and sellers have to compete harder for attention. If I had to guess, we're headed for a summer where patience and clear-eyed pricing will matter more than ever. Whether you're buying or selling, it pays to be realistic and prepared.