Ada County Housing Market, Week of June 15, 2026

Ada County, Idaho Market Pulse

Week of June 15 · from Luke Gilbert's team

Sellers in Ada County are running into more competition each week. There are now nearly a thousand resale homes on the market, and that’s the highest count we’ve seen so far this summer. But buyers aren’t moving any faster. Instead, they’re pushing back on price and watching homes sit just a little longer, even as options expand.

The gap between new construction and resale is quietly widening. Brand new homes are listed at a premium—now over $689,000—but those homes are also shrinking in number. Builders are pulling back on listings instead of flooding the market, and the homes that do go under contract are selling for less than last week. It’s a sign that incentives and negotiation are still on the table for anyone willing to wait out the process.

Existing homes

Resale homes saw a noticeable jump in active listings, up by 41 units to 989. That’s more choice than buyers have had in months, and it’s putting pressure on sellers to rethink their asking prices. The median price for an active listing dipped again, down $12,499 to $650,000. That’s the second week in a row sellers have blinked on price. Homes are taking about 23 days to find a buyer, a day quicker than last week, but the real story is on the pending side—deals are happening at $575,000, flat from last week, and pending counts slipped by 29. Buyers are holding the line and picking their spots carefully.

New construction

Builders trimmed their inventory by 19 homes, bringing active new construction down to 370. But they raised the median asking price by $19,460, now $689,450. Fewer listings and higher prices mean that new homes are positioned as a premium product, even as the pipeline slows. Pending new construction deals fell in price by $6,955 to $617,945, and the number of homes under contract nudged up by four. The selling process for new homes is still slow—56 days on market for actives and 62 days from list to contract for pending—but that’s status quo at this point. The discount between what’s listed and what’s actually selling is growing, and if I had to guess, buyers are waiting for the right mix of builder incentives, not just the lowest price.

The bigger picture

Mortgage rates are sitting near 6.85 percent, and the Fed’s steady hand this week means that isn’t likely to change soon. For anyone trying to buy in Boise or Meridian, that rate keeps monthly payments up and makes qualifying harder. The result is a careful market—buyers aren’t rushing, and sellers can’t count on a quick sale unless they meet the market on price. New construction is still expensive, and rising material costs from sticky inflation mean builders aren’t likely to offer deep discounts or flood the market with lower-priced homes. If you’re hoping for relief in the form of cheaper new builds or a sudden surge of buyers, the national picture just isn’t allowing for it yet.

Inventory is building, sellers are making the first moves on price, and buyers are content to wait. The data doesn’t force a conclusion yet. But I’m watching to see who blinks first as summer rolls on.