Boise-Area Housing Market Fall 2026: Resale Homes Are Scarce, New Builds Aren't

By James Brazil

James Brazil lives in Mérida, Mexico. He founded Swift Agent Sites and studied Classics at the University of Mississippi.

Published 4 November 2026 · Updated 4 November 2026

Real estate for buyers · Real estate for sellers

Ada County homes are still selling at a steady clip this fall. In September 2026 the median single-family home sold for $575,000, up 2.95% from a year earlier, with 854 sales and about 2.4 months of supply. The real story is the split: resale homes are scarce, while new construction makes up more than half of what's for sale.

That split changes how you should shop, price and negotiate in the Treasure Valley right now. Here's what the numbers from the Intermountain MLS September 2026 Ada County report actually say, and what they mean if you're buying or selling.

What happened to Boise-area home prices this fall?

Prices rose, but slowly. The countywide median of $575,000 compares with $558,545 in September 2025. For the first nine months of 2026 the median was $569,000, up about 1.6% from the same stretch of 2025.

Sales picked up faster than prices did. Ada County closed 854 single-family sales in September, 8.5% more than a year earlier, and 7,711 sales year to date, up about 14%. Median days on market slipped to 39 from 44.

So this isn't a crash and it isn't 2021. It's a market where buyers are active and prices are inching up.

Why does resale vs. new construction matter so much right now?

Because they're behaving like two different markets. In September there were only 955 existing (resale) homes listed in Ada County, down from 1,139 a year ago. That works out to roughly 1.8 months of supply. New construction had 1,051 listings and about 3.6 months of supply.

• Resale median: $561,065, up about 2% from a year earlier
• Resale homes sold: 610, up about 18%
• New construction median: $622,704, up about 10%
• New construction homes sold: 244, down about 10%

If you're shopping resale in an established Boise neighborhood, expect competition for the good listings. If you're looking at new subdivisions in places like Star, Kuna or Meridian, you'll usually have more choices and more time.

What should buyers do differently in this market?

Pick your lane early. A resale buyer and a new construction buyer need different game plans.

For resale, get fully pre-approved before you tour, and be ready to write an offer within a day or two on a well-priced home. With under two months of supply, the clean, move-in-ready houses don't sit.

For new construction, slow down and read the fine print. Builders often offer incentives like rate buydowns or closing cost help, but terms vary a lot by builder and by community, so compare the full package and not just the base price. Ask about HOA dues, lot premiums and what's actually included in the price.

One Idaho detail catches out-of-state buyers. Newly built homes that have never been lived in are exempt from Idaho's seller disclosure law, except for questions about city annexation and city services. That means you won't get the usual seller disclosure form, so a private home inspection matters even more. Our guide to Idaho's seller disclosure rules explains what that form covers.

Is it a good time to sell a house in Ada County?

If you own a resale home in decent shape, the supply numbers lean your way. Resale sales were up about 18% year over year while resale inventory dropped about 16%. That's a seller-friendly mix.

Don't overprice, though. The median only rose about 2% for existing homes, so buyers aren't paying wild premiums. A home priced above recent comparable sales tends to sit, and stale listings usually end up selling for less.

Also keep in mind who you're competing with. A buyer touring your 15-year-old house in Meridian may also be looking at a brand-new home with builder incentives a few miles away. Condition, price and a clear story about upgrades matter.

Are prices the same across the Treasure Valley?

No. A countywide median hides big differences between cities and neighborhoods, and Canyon County runs on its own numbers. A median is the midpoint of what sold, not what any one house is worth.

For your specific home or target neighborhood, look at recent comparable sales within a small radius. A local agent can pull those from the MLS and tell you how fast similar homes actually went under contract.

What costs should new Idaho owners plan for after closing?

Your purchase price is only the start. Idaho property tax depends on where you live, and owner-occupants should apply for the homeowner's exemption, which can take up to $125,000 off the taxable value of a primary home. See our article on the Idaho homeowner's exemption deadline for new buyers for how and when to file.

If you're moving here and switching health coverage too, open enrollment runs through December 15. Our piece on Idaho's 2027 health insurance rate changes covers what to check, and the Idaho insurance hub has more.

FAQ

What was the median home price in Ada County in September 2026?

According to the Intermountain MLS, the median single-family sale price in Ada County was $575,000 in September 2026, up about 3% from September 2025. Resale homes had a median of $561,065, and newly built homes had a median of $622,704.

How much housing inventory does Ada County have?

In September 2026 Ada County had 2,006 active single-family listings, about 2.4 months of supply. Only 955 were resale homes, roughly 1.8 months of supply, while 1,051 were new construction, about 3.6 months.

Are Boise-area homes selling quickly?

Fairly quickly. The median days on market for all Ada County single-family homes was 39 in September 2026, and resale homes went under contract in a median of 35 days. New construction took longer, at a median of 48 days.

Do I get a seller disclosure form on a new build in Idaho?

Usually not. Idaho exempts newly constructed homes that have never been lived in from the full seller disclosure form, though builders must still answer questions about city annexation and city services. Get your own inspection.

Next step

Market averages only go so far. A licensed local real estate agent can pull recent sales for your exact neighborhood, explain how resale and new construction compare where you're looking, and help you set a price or offer that fits this fall's market.

Source: Intermountain MLS, Ada County Single Family Home Sales, September 2026 report (data via Boise Regional REALTORS).