The Ada County real estate market is shifting, but homes are still selling. Buyers are taking more time to make decisions, sellers are becoming more realistic about pricing, and negotiations are playing a bigger role in getting deals done.
That’s what I experienced throughout September while working with buyers and sellers across the Treasure Valley.
The biggest takeaway? Buyers have more opportunities to negotiate, but sellers can absolutely still be successful when their homes are priced and marketed correctly.
And the September numbers help explain why.
What Changed in the Ada County Housing Market in September?
According to the September 2026 market report from Boise Regional REALTORS®, Ada County experienced a slowdown in sales activity compared to August, along with a slight increase in available inventory.
Here is a look at the numbers:
| Market Indicator | September 2026 | Change From August |
|---|---|---|
| Median sales price | $575,000 | Down 3.4% |
| Homes sold | 854 | Down 10.6% |
| Active inventory | 2,006 | Up 1.4% |
| Days on market | 39 | Up from 37 days |
| Pending sales | 1,140 | Down 10.2% |
| Months of inventory | 2.4 |
Source: Boise Regional REALTORS®, September 2026 Ada County Market Stat Sheet. Data from Intermountain MLS as of October 8, 2026. Statistics represent Ada County single-family homes, including new construction and resale.
One thing worth pointing out is that the median sales price was still 2.9% higher than September 2025.
So while prices declined from August, that doesn’t mean home values are falling across every neighborhood or price point.
What stands out to me is how much more selective buyers have become.
What Am I Seeing With Buyers?
One of the biggest changes I’ve noticed is that buyers are taking their time.
They’re looking at more options, comparing properties carefully, and waiting for a home that feels like the right fit.
They’re not necessarily feeling the same pressure to make an immediate offer that we experienced during more competitive periods.
Most of the offers I’m seeing are coming in one at a time.
That doesn’t mean multiple-offer situations have disappeared. Unique properties and homes priced especially well can still attract multiple interested buyers.
But overall, buyers are more selective, and they have more room to negotiate.
Buyers Are Negotiating More Than Just the Purchase Price
Something I’ve been seeing quite a bit is buyers negotiating closing cost credits that can be used toward interest-rate buydowns.
With affordability still a concern, reducing the monthly mortgage payment can sometimes be more valuable to a buyer than negotiating a slightly lower purchase price.
I’ve also seen buyers negotiating more inspection-related repairs.
Recently, I worked with a buyer who successfully negotiated closing cost credits and used those funds to buy down their interest rate.
That’s a great example of why understanding your financing options and negotiating strategically can make a difference.
What Am I Seeing With Sellers?
Sellers are becoming more realistic about what today’s buyers are willing to pay.
I’m seeing more price adjustments, particularly on homes that started out priced too high.
When a property isn’t getting the expected showings or offers, sellers are recognizing that they may need to make a change.
And with buyers comparing multiple properties before making a decision, pricing matters more than ever.
One thing I always tell my sellers is that the market determines what buyers are willing to pay, regardless of what we hope a home might sell for.
That doesn’t mean you need to underprice your property.
It means we need to look carefully at the competition, recent sales, the condition of the home, and what buyers are responding to.
A home that’s positioned correctly from the beginning can still attract serious interest.
Not Every Price Point Is Behaving the Same Way
This is something I think gets overlooked when people talk about the Boise-area real estate market.
A countywide statistic doesn’t tell the whole story.
Homes Under $600,000
In my experience, homes priced under $600,000 are facing more competition from other available listings.
Buyers have choices, including new construction, which means resale homes need to stand out.
Price, condition, location, and overall value are all important when buyers are comparing their options.
Luxury Homes Are Still Performing Well
Interestingly, I’ve continued to see good activity in the luxury market.
I recently had one luxury property sell off-market before we even listed it because I connected with other agents and found the right buyer.
Another luxury home sold within 30 days.
Both are reminders that higher-priced homes can still sell successfully when they’re positioned correctly.
The luxury market often requires a different approach, including targeted marketing, relationships with other agents, and understanding the specific buyer for a property.
New Construction Is Creating More Competition for Resale Homes
One of the biggest challenges I’m seeing for resale sellers is competition from builders.
According to the September MLS report, Ada County had:
- 1,051 new-construction homes in active inventory
- 955 resale homes in active inventory
That means new construction represented just over half of the county’s available single-family housing inventory.
And many builders are offering incentives to attract buyers.
I’m seeing incentives such as closing cost contributions and interest-rate buydowns, which can make a new home especially appealing to buyers focused on their monthly payments.
For resale sellers, this makes it even more important to understand what they’re competing against.
It’s not always enough to compare your home only with other resale properties in the neighborhood.
If buyers can purchase a new home nearby with financial incentives, that can influence how they view the value of an existing home.
Should Buyers Wait for Interest Rates to Come Down?
This is probably one of the most common questions I’m getting right now.
And here’s what I tell my buyers.
If interest rates come down, we could see more buyers enter the market.
That could create additional competition and potentially push home prices higher.
Of course, nobody knows exactly what interest rates or home prices will do.
But if you need a home, find one that’s a good fit, and can comfortably afford the monthly payment today, I wouldn’t necessarily put your plans on hold hoping for lower rates.
Right now, you may have an opportunity to negotiate on price, closing costs, repairs, or an interest-rate buydown.
And if rates come down in the future, refinancing could be an option if the savings outweigh the costs and you qualify.
My advice is always to purchase based on what you can comfortably afford today, not on the assumption that you’ll be able to refinance later.
Should Sellers Wait Until Spring to List Their Homes?
This is another question I’m hearing more frequently.
Sellers want to know whether they should adjust their asking price now or wait until the spring market.
My advice is simple.
Price your home correctly for the market we’re in today.
We don’t know what next spring will bring.
There could be more buyers, but there could also be more homes competing for their attention.
And you never know when the right buyer is going to come along.
I’ve seen firsthand that homes can still sell quickly when the pricing and marketing align with buyer expectations.
Waiting isn’t automatically the better strategy.
The right decision depends on your goals, timeline, property, and local competition.
Real Examples of What’s Happening in the Market
Sometimes actual transactions tell the story better than statistics.
Here are a few situations I’ve recently experienced:
A buyer negotiated help with their mortgage rate. One of my buyers successfully negotiated closing cost credits from the seller and used those credits toward an interest-rate buydown. This helped make the financing more attractive.
A seller adjusted their price. I’ve worked with a seller who made a price adjustment, reflecting the need to respond to current buyer expectations and competing listings.
A luxury property sold before going on the market. Through my relationships with other agents, I connected an off-market luxury property with a buyer before we formally listed it.
Another luxury home sold within 30 days. This was another example of how a property priced appropriately for its market can still attract a buyer without an extended listing period.
These examples are why I don’t believe it’s accurate to say that nothing is selling.
Homes are selling. Buyers are purchasing. Deals are coming together.
The difference is that pricing, marketing, relationships, and negotiations are playing a particularly important role.
What Should Buyers Know Right Now?
If you’re thinking about purchasing a home in Meridian, Boise, Eagle, Star, or another part of Ada County, there are opportunities worth exploring.
You may have more time to compare homes, evaluate neighborhoods, and negotiate than buyers had during more competitive markets.
But don’t assume every home will sit on the market or that every seller will accept a lower offer.
A unique property or one priced particularly well may still generate significant interest.
Know your budget, understand your financing options, and be prepared when the right property comes along.
What Should Sellers Know Right Now?
If you’re planning to sell, the biggest mistake I would avoid is pricing your home based on what a neighbor received during a different market.
Today’s buyers are paying attention to value. If you’re considering selling your home in Ada County, having the right pricing and marketing strategy is more important than ever.
They’re comparing your home with resale properties, new construction, and homes offering price reductions or incentives.
That means thoughtful pricing from the beginning, strong marketing, and an understanding of the competition are essential.
And if the market tells us an adjustment is needed, it’s important to respond rather than letting a listing sit without a clear strategy.
You don’t need a perfect market to sell successfully.
You need a plan that works for the market you’re actually in.
September 2026 Ada County Housing Market FAQ
Is the Ada County housing market slowing down?
September closed sales declined 10.6% compared with August, and homes took an average of 39 days to sell versus 37 days in August. However, closed sales were 8.5% higher than September 2025. The market is moving at a more measured pace, but activity hasn’t stopped.
Are home prices dropping in Ada County?
The September median sales price was $575,000, down 3.4% from August but up 2.9% year over year. This reflects countywide median pricing, not necessarily the change in value of an individual property. Pricing can vary significantly by location, property type, and price point.
Can buyers negotiate on homes in Boise and Meridian?
Yes. In my recent experience, buyers have been able to negotiate closing cost credits for interest-rate buydowns and inspection-related repairs. Negotiating opportunities depend on the specific property and seller.
Is now a good time to sell a home in Ada County?
It can be, particularly if your home is priced appropriately and marketed well. I’ve had luxury properties sell quickly, including an off-market sale and another home that sold within 30 days. The right strategy depends on your property and goals.
My Takeaway From September’s Market
If there’s one thing I want buyers and sellers to understand about the Ada County housing market, it’s this:
Buyers have more opportunities to negotiate, and sellers can still be successful when they price and market their homes correctly.
This isn’t a market where every home sells immediately, but it’s also not a market where buyers have stopped purchasing.
Every neighborhood, price point, and property is a little different.
And that’s why I believe it’s important to look beyond the headlines and countywide statistics when you’re making a real estate decision.
Whether you’re relocating to Idaho, considering buying your next home, or getting ready to sell, I’m always happy to help you understand what the market looks like for your specific situation.
Thinking about buying or selling in the Boise area? Let’s talk about what these numbers actually mean for you.
I’m Tracie McDonald, a local real estate agent serving Meridian, Eagle, Boise, and the surrounding Treasure Valley communities.
