Ada County Housing Market, Week of June 1, 2026

Ada County, Idaho Market Pulse

Week of June 1 · from Luke Gilbert's team

Inventory isn’t just rising—it’s spreading out. Buyers have 36 more resale homes to look at than last week, and the choices aren’t just in the bargain bin. Median asking prices for existing homes jumped $12,505, landing at $675,000. But while more homes are hitting the market, the pool of buyers ready to write offers is thinning out. Pending sales dropped by 16, and the homes going under contract are priced almost $100 lower than last week. Sellers are setting their sights higher, but buyers are holding the line.

The time it takes to sell tells its own story. The typical existing home is spending 23 days on the market—a little shorter than last week, but still close to three weeks before landing a buyer. Meanwhile, the gap between what sellers want and what buyers will pay is still wide. There’s more negotiation in the air, and more listings are sitting, waiting for the price to line up with real demand.

Existing homes

Active resale homes are stacking up. Inventory stands at 924, up for the third week in a row. The median price on those listings is $675,000—higher than last week, and the highest we’ve seen in a while. But the median price for homes under contract is $574,900, barely changed from last week. That $100 dip on pending prices is small, but it keeps the pattern going: homes are selling below the median list price, and the ones that move quickly are the ones buyers see as fair.

Pending sales are down to 643. That’s a slower pace than May, with buyers getting pickier and not rushing into deals at higher prices. Days on market for pendings hasn’t budged—it’s still just eight days. If you price it right, it moves fast. If not, it waits.

New construction

Builders are stuck in a holding pattern. Active new construction listings dipped by eight, to 389, but the median price didn’t move at all. The real action is on the pending side: contract prices dropped by $6,960, down to $614,990, and new builds going under contract are taking 54 days to get there—over a week longer than last week. That’s nearly two months from listing to contract.

Buyers in the new home market are more patient, but also more price sensitive. Fewer are pulling the trigger, with pending new construction listings slipping by five. Builders are holding their asking prices steady, but when it comes time to make a deal, they’re still having to negotiate or offer something extra to keep buyers interested.

The bigger picture

High mortgage rates—now hovering close to 6.8 percent—are keeping monthly payments steep for anyone looking to buy, especially in the $450,000 to $650,000 range that covers a big chunk of Ada County listings. That’s why you’re seeing more homes on the market and fewer going under contract each week. The Fed didn’t change course, so borrowing costs aren’t dropping. And with local job growth steady but not surging, the pool of buyers isn’t getting much deeper.

Material costs for new builds are still up, mostly thanks to national trade frictions, so don’t expect a sudden wave of cheaper new homes in Meridian or Eagle. Builders are holding the line on list prices but cutting deals quietly when they have to. For most sellers, patience is the play—wait for the right buyer, or make a small move on price if you need to move on.

Some weeks the numbers point both ways. Inventory is up, but price cuts are small. Homes sell fast—if they’re priced right. Sellers want more, but buyers aren’t chasing. The data doesn’t force a conclusion yet. But the direction is clear enough that I’m watching it closely.