Ada County Housing Market, Week of August 3, 2026

Ada County, Idaho Market Pulse

Week of August 3 · from Luke Gilbert's team

This week's lean

The market held its breath this week.

Neither side gave much ground. Prices and pace stayed close to where they were last week.

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 story this week is on the pending side of new construction. The median price on new builds going under contract dropped by $11,880 to $648,659. That is the biggest single-week move on the board, and it caught my eye because pending prices are usually the steadier number.

Everything else moved in smaller steps. Prices are drifting down gently across the board, and the market is still asking both sides for patience.

Existing homes

Resale homes barely budged in count, with 930 on the market, up just two from last week. The median asking price on those active listings slid to $623,130, down $8,830. That is a real trim, and it tells me sellers who have been sitting are starting to meet the market rather than wait it out.

The pace of homes actually finding buyers looks a little quicker. Active resale listings are now sitting a median of 31 days, down four days. That is how long the homes currently for sale have been waiting. On the pending side, the homes that went under contract did so in a median of 15 days, up one day. So the homes that sell are still moving fast, while the ones lingering are the ones dragging the active number up.

Pending resale prices came in at $574,700, down $1,670. Buyers are still negotiating, and the sellers meeting them closer to their number are the ones getting deals done. The number of resale homes under contract dipped by 13.

New construction

New builds are the softer segment. The median asking price on an active new home eased to $652,990, down just $401, essentially flat. Builders pulled back slightly on listings, down 19 to 376. Those active homes are still sitting a median of 63 days, unchanged, which is twice as long as resale.

The pending side is where the movement was. New construction going under contract dropped to $648,659, down $11,880, while the count of pending new builds ticked up by one to 158. Those homes took a median of 57 days to go under contract, down four days. My read is that builders are getting deals done, but they are giving up price to do it. If I had to guess, the deals closing right now are the ones with the sharper incentives behind them.

The bigger picture

The 30-year fixed averaged 6.69% as of August 6. For a buyer looking at a $623,000 resale home in Ada County, that rate is still the single biggest factor in what the monthly payment looks like, and it is not offering any relief. There is even chatter about a possible Fed hike at the September meeting, so I would not count on rates easing before fall.

Here is what that means on the ground. When borrowing costs stay this high, sellers do the adjusting, not buyers. You can see it in the numbers this week, with asking prices coming down on both resale and the pending new build figures. Buyers are not stretching, and they do not have to.

Prices are softening, and the homes that sell are still selling quickly while everything else waits. That split is the whole market right now. Whether the sellers still holding out decide to meet buyers or keep waiting is the question I am sitting with heading into the back half of August.