The Treasure Valley closed out the first half of 2026 with a market that’s more active than the headline price numbers suggest. Home sales climbed across Ada and Canyon counties, sellers listed more homes than a year ago, and yet inventory still ended June lower than last summer. Prices, meanwhile, barely moved. Here’s what happened between January and June, and what it means if you’re thinking about buying or selling in the second half of the year.
The Big Picture
Sales activity was the story of the first half of 2026. Ada County closed sales rose 17.2% compared to the first half of 2025, while Canyon County sales were up 9.0% over the same period. That’s a meaningful jump in transaction volume for a market that, on paper, looks flat.
Prices told a different story. The median sold price in Ada County finished June at $582,000, up just 0.3% from a year earlier. Canyon County’s median sold price came in at $435,900, down 0.9% year-over-year. In other words, more homes changed hands, but buyers didn’t stretch on price the way they did when rates were lower.
Home Prices by City
City-level numbers (based on June 2026 single-family sales, year-over-year comparisons) show a fairly even split between cities that gained ground and those that pulled back slightly:
| City | Median Sold Price | YoY Change |
| Eagle | $931,400 | +3.5% |
| Star | $615,000 | -1.2% |
| Boise | $570,000 | +4.6% |
| Meridian | $568,450 | +0.6% |
| Garden City | $500,000 | n/a (fewer than 10 sales) |
| Kuna | $467,758 | -1.0% |
| Middleton | $519,752 | -1.9% |
| Nampa | $425,445 | +0.9% |
| Caldwell | $419,995 | +3.7% |
Boise proper actually outpaced the county as a whole, with a median sold price of $570,000 (up 4.6%) and 363 homes sold in June, 39 more than the same month last year. Homes in the city are also moving fast — a median of just 7 days on market, two days faster than a year ago.
Inventory: More Listings, Less Supply
This is the part of the recap that surprises people. New listings rose 15.8% in Ada County and 11.9% in Canyon County compared to a year ago — sellers clearly felt comfortable coming to market. Normally that would push inventory higher. Instead, active inventory ended June down 6.1% in Ada County and down 7.1% in Canyon County versus last year, because buyer demand absorbed the new supply just as fast as it arrived.
Months of supply tells the same story: Ada County ended June at 2.51 months, Canyon County at 2.59 months. Anything under 4 months is generally considered a seller’s market, so despite more choices for buyers than the frenzy years of 2021-2022, the Treasure Valley is still tilted toward sellers on the supply side.
Mortgage Rates and Affordability
Rates eased modestly through the first half of the year. Freddie Mac had the 30-year fixed averaging 6.55% as of mid-July 2026, down from 6.75% a year earlier. That’s not a dramatic drop, but combined with today’s prices, it’s still enough to keep a lid on how much buyers are willing to pay — which helps explain why sales volume rose while prices stayed nearly flat.
What’s Fueling Local Demand
A few local dynamics are worth watching heading into the second half of the year:
Micron’s Boise fabrication plant is set to open in 2027, and the College of Western Idaho has been ramping up its mechatronics program specifically to feed technicians into Micron’s apprenticeship pipeline — a signal of sustained job growth in the west valley. Meridian continues to see large-scale development activity, including a proposed 480-acre mixed residential/industrial project (“The Fields”) and Tommy Ahlquist’s District on Ten Mile, which will bring retail, townhomes, and daycare/gym space to the Ten Mile corridor. Boise City Council also cleared land near Whitewater Park for townhome construction, part of a broader shift toward denser, more attainable housing types as $500K-$800K single-family homes have priced many buyers out of the urban core.
What This Means for Buyers
There’s more to choose from than during the tightest years of the pandemic boom, and price growth has essentially stalled, which takes some of the urgency out of the market. That said, sub-3-months-of-supply conditions mean well-priced, well-presented homes are still moving quickly — the 7-day median days-on-market in Boise is proof of that. Buyers who wait for a dramatic price pullback may be waiting a while; the more realistic play is negotiating on rate buydowns, closing costs, or terms rather than expecting sellers to drop price.
What This Means for Sellers
Listing activity is up, which means more competition on the shelf than a year ago. Homes that are priced accurately and show well are still selling fast and holding value. Homes that are overpriced, dated, or hard to compare against newer nearby construction are sitting longer and seeing more price reductions. Pricing strategy matters more in this market than it did in 2021, when almost anything sold regardless of condition or price.
Looking Ahead
The spring pipeline was strong, but early summer showed some cooling in leading indicators — new listings and pending sales both dipped slightly from May to June, even as closed sales rose (a lag effect from spring contracts finally closing). If that pattern holds, expect a more typical seasonal slowdown in listing activity through late summer and fall, with prices likely to stay range-bound rather than move sharply in either direction unless mortgage rates break meaningfully lower.
Frequently Asked Questions: Treasure Valley First Half 2026 Market Recap
How many homes sold in the Treasure Valley in the first half of 2026?
Ada County closed sales rose 17.2% in the first half of 2026 compared to the first half of 2025, while Canyon County closed sales rose 9.0% over the same period.
Did home prices go up in Boise and the Treasure Valley in 2026?
Prices were nearly flat. Ada County’s median sold price finished June 2026 at $582,000, up just 0.3% year-over-year, while Canyon County’s median sold price came in at $435,900, down 0.9% from a year earlier.
What is the median home price in Boise right now?
Boise’s median sold price was $570,000 in June 2026, up 4.6% year-over-year, with 363 homes sold that month — 39 more than the same month in 2025.
Which Treasure Valley cities had the highest home prices in June 2026?
Eagle had the highest median sold price at $931,400 (up 3.5% year-over-year), followed by Star at $615,000 (down 1.2%) and Boise at $570,000 (up 4.6%).
Which Treasure Valley cities saw home prices go up the most?
Caldwell posted the largest year-over-year gain among tracked cities at +3.7%, followed by Eagle at +3.5% and Boise at +4.6%, the largest overall gain.
How fast are homes selling in Boise?
Homes in Boise had a median of just 7 days on market in June 2026, two days faster than the same month a year earlier.
Is there more or less housing inventory in the Treasure Valley in 2026?
Active inventory ended June 2026 down 6.1% in Ada County and down 7.1% in Canyon County compared to a year earlier, even though new listings rose 15.8% in Ada County and 11.9% in Canyon County over the same period. Buyer demand absorbed new supply about as fast as it came to market.
Is the Treasure Valley a buyer’s market or a seller’s market in 2026?
It’s still a seller’s market by supply metrics. Ada County ended June 2026 with 2.51 months of supply and Canyon County with 2.59 months; anything under 4 months is generally considered favorable to sellers.
What are mortgage rates doing in 2026?
Freddie Mac reported the 30-year fixed rate averaging 6.55% as of mid-July 2026, down from 6.75% a year earlier — a modest improvement that hasn’t been enough to push prices sharply higher.
What’s driving demand in the Treasure Valley housing market?
Job growth tied to Micron’s Boise fabrication plant (opening in 2027) and its supporting workforce pipeline, along with large-scale development like the proposed 480-acre “The Fields” project and Tommy Ahlquist’s District on Ten Mile, are fueling sustained demand, particularly in the west valley and along the Ten Mile corridor.
Should I wait for home prices to drop before buying in the Treasure Valley?
Price growth has essentially stalled, but with supply still under 3 months in both Ada and Canyon counties, well-priced homes are moving quickly (Boise’s 7-day median days-on-market is one example). Buyers waiting for a significant price pullback may be waiting a while; negotiating on rate buydowns, closing costs, or terms is a more realistic strategy than expecting sellers to drop price.
Is now a good time to sell a house in the Treasure Valley?
Listing activity is up, meaning more competition than a year ago, so pricing strategy matters more than it did during the 2021 boom. Homes that are priced accurately and show well are still selling fast and holding value, while overpriced or dated homes are sitting longer and seeing more price reductions.
What’s expected for the Treasure Valley housing market in the second half of 2026?
New listings and pending sales both dipped slightly from May to June 2026, suggesting a more typical seasonal slowdown in listing activity through late summer and fall, with prices likely to stay range-bound unless mortgage rates break meaningfully lower.
Market data sourced from Intermountain MLS (IMLS) reporting via Boise Regional REALTORS® and local brokerage market updates, reflecting closed transactions through June 2026. Figures are based on single-family home sales and are deemed reliable but not guaranteed.
