Ada County Housing Market, Week of June 29, 2026

Ada County, Idaho Market Pulse

Week of June 29 · 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 who expected summer to speed things up are finding the opposite. Homes—both old and new—are sitting longer, while buyers take their time and look for leverage. Price drops are growing more common, but most sellers are still holding out for last month’s numbers. The result is a market where patience is required but not always rewarded.

Inventory is peeling off from its summer highs. The bigger story is that pending sales are sliding, especially for resale homes. More homes are staying on the sidelines, waiting for buyers who are in no rush. And for the first time in a while, the gap between what sellers want and what buyers are willing to pay is starting to show up not just in days on market, but in outright reductions.

Existing homes

Resale listings dipped to 992, a drop of 36 from last week. That’s the first meaningful step back after weeks of steady growth. The median price for active listings slipped slightly to $645,000, down $1,150. Not a collapse, but the direction is clear. The typical resale home now takes 29 days to find a buyer, five days longer than last week. That’s nearly a full month on the market, and more sellers are trimming prices to get noticed.

Pending deals are feeling it. The number of resale homes under contract dropped by 58 to 574. Median pending price held at $586,000, but the time to go pending nudged up to 11 days. Fewer buyers are taking the plunge, and the ones who do are finding more room to negotiate. If you’re selling, it’s harder to command a premium without waiting it out.

New construction

Builders are feeling the pinch too. Active new construction listings rose slightly to 376, but the median price dropped by $20,045 to $679,945. That’s a sizable cut in one week. New homes are sitting even longer—63 days on market, up three from last week. That’s more than double the wait for a resale. The message from buyers is getting through: they want incentives or a price break before committing.

Pending new construction sales were hit hardest. Only 157 new builds are under contract, down 29 in a week. Median days to go pending slipped to 54, a slight improvement, but the volume just isn’t there. Builders are responding with price cuts and perks, but the pool of buyers who can clear that price hurdle is shrinking as rates stay stubborn.

The bigger picture

Rates dipped, but only slightly, now at 6.43%. That’s still a heavy lift for most buyers, especially with inflation running hot and everyday expenses soaking up more of the budget. For a family looking at a $550,000 home in Meridian, the monthly payment is hundreds more than it was two years ago, and that reality isn’t changing soon. The Fed is talking about possible hikes, not cuts, and that cloud hangs over fall and winter.

On the flip side, job growth in Ada County remains a bright spot. Wages are up, especially in tech and healthcare, and that’s keeping a floor under demand. But price sensitivity is real. Homes priced to the current rate environment will move—others will linger.

Some weeks, the data tells a clear story; other times, it raises more questions than answers. Right now, the trend is toward longer waits and softer prices, with the risk that a hawkish Fed could tighten things further before the year is out. Whether August brings a break in this stalemate is the thing I’m watching most closely.