Ada County Housing Market, Week of May 11, 2026

Ada County, Idaho Market Pulse

Week of May 11 · from Luke Gilbert's team

Homes across Ada County aren’t moving any faster than last week, but there are more of them hitting the market. If you’re selling, that means more competition and less urgency from buyers. If you’re buying, you’ll find more choices than we’ve seen all spring, and sellers are quietly getting more flexible on price. Still, high mortgage rates are keeping plenty of would-be buyers on the sidelines, so even with more inventory, deals aren’t flying off the shelf.

Prices haven’t budged. The typical home is still listed at $699,000, and the cost per square foot is holding near $300. But with 28 percent of sellers dropping their price and homes sitting for a median of 42 days, it’s clear that buyers are in no rush. The standoff continues: more homes to pick from, but the affordability wall is real, and sellers can’t count on the usual springtime surge to bail them out.

Active Market

Inventory is up again, now at 1,753 active listings. That’s a solid jump of 60 homes in a single week. But the median price held steady at $699,000, and days on market are still stuck at 42. In plain terms, the market is slowly tilting even further toward buyers. You’ve got choices, and unless a home is priced right from the start, it’s likely to sit until the seller comes down.

Price cuts are still the story. Nearly 29 percent of sellers have reduced their asking price, and only about 3.5 percent have raised theirs. The number of pending sales hasn’t moved much, and the typical home under contract was last listed at $570,000 after sitting for 46 days. If you’re a buyer, this is your window to negotiate. If you’re selling, it’s time to get real about where buyers are willing to meet you.

New construction

New construction prices saw a sharp jump this week, with the median new build now listed at $644,450, up nearly $40,000 from last week. That’s a big move, and my take is that rising costs for materials are starting to show up in builder pricing, not just in supply chain headlines. If you’re shopping for a new home, expect less room for deep discounts, but don’t be surprised if builders are still willing to offer closing cost help or upgrades rather than straight price cuts.

The bigger picture

Nationally, not much changed: the Fed kept rates steady, and inflation is still running hot enough to keep mortgage rates up around 6.7 percent. That’s putting a cap on what most buyers can afford, especially in the middle price ranges. Even with strong job growth bringing new people to Boise, high borrowing costs and only modest wage gains mean that many buyers are stretching just to get to the table. At the same time, volatility in global trade and energy markets is making it more expensive to build new homes, which could slow down future inventory growth.

What all this means in Ada County is a market that’s moving sideways. More homes to choose from, but no big price drops or surging demand. If I had to guess, I’d say we’ll see this slow, measured pace stick around through the end of the month, unless mortgage rates make a surprising move or builders decide to ramp up incentives.

For now, patience is your best strategy, whichever side of the table you’re on. Price realistically, watch the competition, and keep an eye out for quiet opportunities. The market isn’t forcing anyone’s hand just yet, but it’s rewarding those who are paying attention.