The Ada County housing market remained fairly steady in August, but that does not mean every home or buyer experienced the same market. Buyers had more time to be selective, especially when a home needed work or appeared overpriced. Sellers still had opportunities, but pricing correctly, preparing the home well, and being open to negotiations mattered.

According to Boise Regional REALTORS®, the median sales price for all single-family homes in Ada County was $595,000 in August 2026. That was 6.9% higher than August 2025 and 1.2% lower than July 2026. A total of 955 homes sold, while 1,979 homes were available at the end of the month. The market had 2.4 months of supply.

Source: Boise Regional REALTORS® in partnership with the Idaho Policy Institute, using Intermountain MLS data as of September 9, 2026.

What changed in Ada County this month?

The biggest takeaway is that the market stayed relatively consistent from July to August. The countywide median price moved down only slightly month over month, and nine more homes sold in August than in July.

Inventory also remained nearly unchanged overall, increasing by just 0.2% from July. However, the mix of available homes shifted. Resale inventory declined 7.1%, while new-construction inventory increased 8.7%. That difference matters because buyers comparing new construction with resale homes may find more builder options and incentives.

Homes also took a little longer to sell. Overall days on market increased to 37 days, up 8.8% from July. Resale homes had a median of 30 days on market, compared with 54 days for new construction.

What am I seeing with buyers?

In my own work with buyers, I am seeing people move more slowly and become more selective. They are taking longer to make an offer, avoiding homes that need significant work, and negotiating more often for seller-paid closing costs or rate buydowns.

Buyers are also adjusting their price ranges based on the monthly payment they can comfortably afford. Interest-rate conversations are less about guessing exactly when rates might change and more about finding a home and payment that work today.

One of the most common questions I hear is, “Should I wait?” My answer depends on the buyer’s personal situation. If they can comfortably afford the home and payment now, buying may make sense because none of us knows exactly what prices, rates, or competition will look like in the future.

The decision should be based on affordability and the buyer’s plans, not an attempt to time the market perfectly.

What am I seeing with sellers?

Some sellers are still starting too high. When that happens, I am seeing fewer showings, longer market times, price reductions, and lower offers from buyers.

Buyers have enough time and information to compare homes carefully. They are less willing to overlook condition issues or pay a premium simply because a home is available. Sellers need to price correctly from the beginning and make sure their home is show-ready.

This is especially important for resale sellers competing with builders. New-construction communities may offer closing-cost assistance, financing incentives, or rate buydowns. A resale home may need a combination of competitive pricing, strong condition, and seller concessions to compete effectively.

Where is the market behaving differently?

Boise, Meridian, and Eagle compared with communities farther west

Inventory can still feel limited depending on the location and the type of home a buyer wants. Buyers focused on Boise, Meridian, or Eagle may have fewer choices that meet all of their criteria. Those willing to look farther west, including Nampa and Caldwell, are often finding more options.

The Ada County data also shows meaningful differences within the county. Homes in Boise averaged 22 days on market in August, compared with 40 days in Eagle, 41 days in Kuna, and 47 days in Star.

Luxury homes above $800,000

In the higher price ranges, I am seeing longer market times and more negotiation. Buyers have more leverage unless a home offers something difficult to duplicate.

Multiple offers are not as common as they once were, but they can still happen for a standout property. Homes in excellent condition with a special lot, views, or a waterfront setting can attract stronger interest because buyers recognize how difficult those features are to replace.

New construction compared with resale

New-construction inventory increased in August, and builders continue to offer incentives that can be difficult for resale sellers to match. This does not automatically make new construction the better choice, but buyers should compare the complete financial picture, including price, upgrades, lot, location, financing incentives, and future costs.

Resale sellers should understand that buyers may compare their home not only with other resale properties, but also with a brand-new home offering builder-paid closing costs or a rate buydown.

What should buyers know right now?

Buyers generally have more room to slow down, compare options, and negotiate than they did in a highly competitive market. That does not mean every seller will accept a lower offer or concessions. Homes with excellent condition, pricing, views, waterfront access, or an exceptional lot may still move quickly.

Before deciding to wait, buyers should look closely at what they can afford now. A good strategy is to establish a comfortable monthly payment, compare both resale and new construction, and negotiate based on the specific property rather than making assumptions about the entire market.

It is also worth asking whether seller-paid closing costs or a rate buydown would create more value than focusing only on a lower purchase price.

What should sellers know right now?

Pricing and presentation matter. Starting too high can reduce early activity and lead to a longer market time, price reductions, and lower offers later.

A home should be clean, prepared, and easy for buyers to understand from the moment it reaches the market. If the home needs work, the price should reflect that. Sellers should also be prepared to discuss concessions, particularly when competing with new construction.

The goal is not necessarily to offer every concession from the beginning. It is to understand the competition and build a strategy around the home’s condition, location, price point, and strongest features.

Real examples from August

I represented buyers in two new-construction purchases where we successfully negotiated builder-paid concessions. These transactions are a good example of why buyers should evaluate the full offer rather than looking only at the list price.

Builder incentives vary by community, home, lender, and timing. They are not guaranteed, but they can sometimes help buyers reduce their upfront costs or improve the affordability of their monthly payment.

Frequently asked questions

Is Ada County currently a buyer’s market or a seller’s market?

Ada County had 2.4 months of inventory in August. Boise Regional REALTORS® defines four to six months of supply as a balanced market, so the overall supply remained below that range.

However, buyers had more negotiating room in some price points and property types. The experience can vary considerably by location, condition, and price.

Are home prices falling in Ada County?

The countywide median sales price was 1.2% lower in August than in July, but it remained 6.9% higher than in August 2025. One month of data does not establish a long-term trend, and individual communities and property types can perform differently.

Are sellers paying buyer closing costs?

Seller-paid costs are being negotiated in some transactions, especially when buyers are comparing resale homes with new construction. Whether a seller agrees depends on the property, pricing, competition, and the complete terms of the offer.

Should buyers wait for interest rates to fall?

No one knows exactly what rates or home prices will do next. Buyers should first decide whether they can comfortably afford the home and monthly payment today. If the numbers work and the home fits their plans, waiting solely to predict the market may not be necessary.

Do homes still receive multiple offers?

Yes, but it is less common. Homes in excellent condition with a special location, waterfront setting, views, or an exceptional lot are more likely to attract strong competition.