Ada County Housing Market, Week of July 27, 2026

Ada County, Idaho Market Pulse

Week of July 27 · 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.

Price cuts are still the norm, but this week the most telling change is not in how much sellers are dropping their prices but in how long homes are sitting before anyone makes an offer. The typical resale home is now lingering just over a month, while new construction is stuck on the market for two full months, sometimes longer. The gap between what sellers want and what buyers are willing to pay is not closing as fast as either side would like.

Existing homes

Resale homes are holding steady in number, with 928 on the market, unchanged from last week. That stability masks a slower pace underneath. The median price for an active listing slid to $631,960, a drop of $1,470. Not a deep cut, but it is the fourth week in a row that sellers have trimmed their asking prices. Buyers are still not rushing in. The typical resale now takes 35 days to go under contract, up two days from last week. For most people trying to sell, that means a longer wait and likely more negotiation before a deal gets done.

On the pending side, homes going under contract are doing so at a median price of $576,370, down $2,300. That means buyers are still pushing back, and sellers who want a quick sale are the ones who are meeting them closer to their number. The number of resale homes under contract ticked up by three, but that is a minor move. The signal is that buyers are not in a hurry, and they are not stretching to win bidding wars.

New construction

New builds are feeling the squeeze. The median price on an active new home dropped by $12,462 this week, now sitting at $653,391. That is a meaningful cut and continues a pattern from earlier this summer. Builders are not flooding the market with more inventory, but with 395 new builds still listed and each one sitting for an average of 63 days, it is clear the supply is not getting cleared out quickly.

Pending new construction tells a different story. The median price on homes going under contract actually jumped by $25,699 to $660,539. That is a sharp move up, but I would not call this a new trend yet. With only two fewer new builds going pending compared to last week, it looks like a handful of higher-priced homes finally found buyers, rather than the whole market moving up. Most new builds are still taking about two months to get under contract, so buyers have time to shop and negotiate.

The bigger picture

The 30-year fixed mortgage averaged 6.66% as of July 30. That is the number that really shapes what buyers here can afford. For anyone shopping in the $600,000 range, the monthly payment is still a stretch, and adjustable-rate loans are not offering any relief. I am seeing both buyers and sellers adjust slowly, but with the Fed holding rates steady and no policy change on the horizon, there is not much to break the stalemate. Builders are dealing with higher costs from new tariffs, so don’t expect deep incentives or big price drops on new construction just yet.

For most people, it is a market that requires patience. Sellers are trimming prices, but buyers are not stampeding in. Homes...especially new builds...are sitting longer, and negotiations are dragging out. Whether that patience pays off on either side is still the question I am watching.