Ada County Housing Market, Week of July 6, 2026

Ada County, Idaho Market Pulse

Week of July 6 · from Luke Gilbert's team

This week's lean

Buyers gained ground this week.

Sellers held their asking prices. Buyers signed for less. When only one side moves, the market is telling you who blinked.

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.

Resale homes in Ada County are taking longer to sell, while the gap between what sellers want and what buyers are willing to pay is widening. The biggest shift this week is in pricing: the median price on pending sales for existing homes dropped by $8,180, a sharper move than anything we've seen in months. That drop tells me buyers are pushing harder, and sellers who want to move are starting to blink.

At the same time, new construction sellers are quietly trimming prices, but homes are still sitting. With mortgage rates near their highest point of the year, affordability is biting everyone on both sides of the deal. If you are trying to buy, there is more to choose from and a little more leverage. If you are selling, the lesson right now is that waiting for last summer’s numbers is a recipe for extra days on market.

Existing homes

The resale market is showing the tension. Active listings slipped to 974, down 11 from last week, so supply is steady but not flooding in. The median list price for those homes actually climbed to $647,710, up $5,780, but that headline masks what is really happening when offers come in. Pending sales-homes that found a buyer-are closing at a median of $581,420, down $8,180 week over week. That is the largest single-week drop I have seen in a while. The typical existing home took 31 days to go under contract, up another four days from last week. So even though sellers are trying for higher prices, buyers are negotiating harder, and the deals that get done are happening lower and taking longer.

New construction

Builders are walking a similar tightrope. The median price of an active new home dropped to $673,468, down $5,689. That is two weeks in a row of price cuts after a long stretch of holding the line. There are 394 brand new homes on the market, up slightly, and those homes are sitting for over two months on average-64 days, up one from last week. Pending new homes (the ones under contract) are also showing price softness, with the median dropping to $635,540, down $4,598 week over week. The number of new homes going under contract dipped again to 163. The story here is not just about price but about patience: it is taking a median of 56 days for a new home to find a buyer once listed. That is five times as long as the typical pending resale, and the spread is not narrowing.

The bigger picture

Mortgage rates pushed up again, now at 6.77%. That is the highest of the year so far, and it matters if you are running the math on a $600,000 loan. Payments are hundreds higher than they were even last summer, and that is forcing buyers to be choosier, slower, and more willing to walk away if sellers do not adjust. The Fed does not look close to cutting rates, and a rate hike at the end of the month is still on the table. Inflation is still hanging around, and the Iran ceasefire that was supposed to cool things off has not delivered. For Ada County, it means any relief on borrowing costs is on hold, and the market has to work with what it has.

The data does not force a conclusion yet. But the direction is clear enough: sellers are testing higher prices, but buyers are only meeting them halfway, if at all. It is a market that rewards patience and flexibility. Whether that patience pays off this summer is the question I am watching most closely.