Ada County Housing Market, Week of July 13, 2026

Ada County, Idaho Market Pulse

Week of July 13 · 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.

Sellers are trimming prices, but buyers are not rushing in. The biggest move this week is on the resale side, where the median price for homes under contract dropped by $6,130. That is not a fluke...last week saw an even bigger drop. Homes are taking longer to sell, and the gap between what sellers want and what buyers will pay keeps widening. If you are listing a home, the message is clear: the market is not meeting last summer’s numbers, and waiting for a different story is just adding days to your listing.

On the new construction side, builders are making small price cuts, but inventory is still climbing. There are more brand new homes on the market now than at any point this summer, and those homes are sitting for more than two months before they find a buyer. For buyers, there is more selection and a little more leverage, but rates are still eating into what you can afford.

Existing homes

Active resale listings ticked down to 957, with the median price falling to $640,740, down $6,970 from last week. Homes are sitting just over a month before getting an offer...33 days, which is up again. On the pending side, the median price on accepted offers dropped to $575,290, down $6,130. That is two weeks in a row of meaningful price drops on pending sales. The number of homes going under contract rose slightly to 634, so there is still demand, but buyers are being picky and pressing for price cuts. Sellers who are adjusting quickly are the ones getting deals done. If you are holding out for last year’s price, the market is passing you by.

New construction

The story with new builds is slow movement and rising supply. The median price for an active new home fell to $671,855, a small cut of $1,613, but it is the third drop in a row. Inventory climbed again to 406 homes, and those homes are taking a median of 65 days to sell. On pending new builds, the median contract price dropped to $629,400, down $6,140, and the number of new homes under contract edged up to 166. It is still taking almost two months for a new build to go pending. That is a long wait for a builder, and it is a sign that buyers are feeling no urgency to jump. My read is that the new construction market is becoming a contest of patience...buyers know the listings are not moving fast, and they are waiting for deals.

The bigger picture

Mortgage rates nudged higher again, now at 6.55%. For anyone shopping in Meridian or Boise, that is enough to change the math on what you can afford by the week. Rates are not coming down soon...if anything, the Fed is signaling a possible hike at the end of the month, not a cut. Every move up in rates takes a bite out of purchasing power and puts more downward pressure on prices, especially for sellers who are slow to adjust. On the builder side, higher financing and construction costs are showing up in the prices and the time homes sit unsold, especially in places like Kuna and Eagle.

The market is not frozen, but it is not forgiving. Buyers are choosy, sellers are trimming, and most homes are taking longer to find a match. The data does not force a conclusion yet. But when I look at two straight weeks of price drops and rising days on market, it is clear the market is rewarding flexibility, not hope. Whether that continues into August depends on what happens with rates, and whether sellers are willing to meet buyers where they are.