Ada County Housing Market, Week of August 24, 2026

Ada County, Idaho Market Pulse

Week of August 24 · from Luke Gilbert's team

This week's lean

An even week in the market.

Asking and signing moved together. Neither buyers nor sellers gained real ground.

What moved · resale · vs last week

The full board · vs last week

Signed = went under contract. Days = median time on market for listings, or median time to contract for signed. Exact figures in the story below.

The pending side of the resale market is where my eye keeps landing. Homes that went under contract came in at a median price of $562,485, down $10,505 from last week. That is the biggest single move on the board, and it points the opposite direction from active asking prices, which nudged up.

So we have the same split I have been sitting with. What sellers are asking held firm. What buyers are actually agreeing to pay slipped again. That gap is the story.

Existing homes

Active resale asking prices ticked up to $627,960, up $3,380. The number of resale homes for sale fell to 901, down 26. So slightly fewer homes on the market, priced slightly higher.

The pending numbers cut the other way. Resale homes going under contract carried a median price of $562,485, down $10,505, with the count up to 608, more deals by 4. More homes went under contract, but at a lower price. Sellers are asking more while buyers are paying less. That is a tension worth watching.

Pace still rewards the well-priced homes. Active resale listings have been sitting a median of 33 days, up 2. The homes that went under contract did so in a median of 14 days, up 1. What buyers want still moves in about two weeks. Everything else waits over a month, and that wait is getting a touch longer.

New construction

New builds remain the softer segment on price. Active new home asking prices eased to $629,936, down $11,478, the largest price drop I see this week. Builders added inventory, up 8 to 417 active listings. Those homes have been sitting a median of 61 days, unchanged, which is nearly twice as long as resale sits before going under contract.

On the pending side, new build prices came in at $654,938, down $6,798, with the count flat at 141. Those homes took a median of 53 days to go under contract, unchanged. Here is the odd part worth noting. New construction pending prices are running higher than resale pending prices right now. My read is that the buyers still willing to pay up are the ones after a new home, even as builders trim their asking numbers to keep traffic moving.

The bigger picture

The 30-year fixed averaged 6.66% as of August 27, per Freddie Mac. For a buyer looking at a $627,000 resale home in Ada County, that rate is still the heaviest line in the monthly payment, and it is not offering any relief.

The national picture is not helping either. The Fed held steady, but a few members wanted to hike, and at least one major forecast now sees a possible increase at the September 16 meeting. Add Middle East tensions pushing rates around intraday, and the fall market is carrying real uncertainty. When borrowing costs climb instead of fall, sellers do the adjusting, not buyers. You can see it already in that pending resale price sliding while active asking prices hold.

That pending resale drop is the number I am watching closest. One week it was a wobble. Now it has moved again, and the distance between what sellers want and what buyers will pay is not closing. Whether that gap forces asking prices down or just parks more homes on the market for another month is the question I am sitting with.