Ada County Real Estate Market Report: August 2026
Ada County entered late summer with a market that is both active and supply-constrained. August recorded 955 closed sales, up 14.8% from a year earlier, while pending sales increased 11.2%. At the same time, inventory fell 10.6% year-over-year and months supply declined to 2.4 months. The combination points to a market where demand remains durable and sellers retain leverage, but buyers are still distinguishing carefully between properties, price points, and product types.
The headline pricing figure was also notable. The countywide median sales price reached $595,000, up 6.9% from August 2025 and just below the April 2022 historical high of $602,250 shown in the report. That does not mean every segment is appreciating at the same rate. Resale and new construction behaved differently, and that split is important for anyone making a pricing or purchase decision.
Pricing Analysis
The overall median sales price rose to $595,000, a 6.9% year-over-year increase. Year-to-date, however, the median was $568,000, up a more modest 1.4% from the same period in 2025. That contrast suggests August's monthly result was strong, while the broader 2026 price trend has been more measured.
Resale homes posted a median price of $579,900, up 3.6% year-over-year. New construction showed a much larger monthly median of $629,000, up 13.8% from August 2025. Yet year-to-date new-construction pricing was nearly flat at $575,990, up just 0.2%. This is an important reminder that a single month's median can be influenced by the mix of homes that close. For sellers and buyers, neighborhood-level and property-level comparisons remain more useful than relying on the countywide median alone.
Sales Activity
Closed sales reached 955 homes in August, a 14.8% increase from 832 sales one year earlier. Year-to-date sales totaled 6,858, also 14.8% ahead of 2025. That is a meaningful increase in transaction volume and a strong signal that buyer demand has remained resilient.
Resale activity led the market with 658 closings, up 17.9% year-over-year. New construction recorded 297 closings, up 8.4%. The difference matters: resale inventory is tighter and is moving faster, which can create more competition for well-positioned existing homes.
Pending Sales
Pending sales rose to 1,269, an 11.2% year-over-year increase.
Resale pendings were up 8.6%, while new-construction pendings increased 10.2%. This forward-looking indicator suggests buyers were still actively writing contracts as summer wound down, supporting continued transaction activity into the fall.
Inventory and Supply
Inventory fell to 1,979 active homes, down 10.6% from August 2025.
That decline is particularly significant because buyer activity increased at the same time. Fewer available homes combined with more closed and pending sales puts continued pressure on supply.
The resale segment is the tightest part of the market. Resale inventory dropped 17.3% year-over-year to 991 homes, while new-construction inventory declined 2.7% to 988 homes. With nearly equal counts of resale and new homes available, the difference in buyer competition is better seen in months supply: resale sat at just 1.9 months compared with 3.4 months for new construction.
Days on Market
The average days on market for all single-family homes declined to 37 days, down 9.8% from 41 days a year ago.
Resale homes averaged just 30 days, while new construction averaged 54 days.
Both segments improved year-over-year, but the 24-day gap reinforces how differently buyers are responding to the two product types.
Months Supply: Still Seller-Leaning
Ada County recorded 2.4 months of inventory in August, down from 3.0 months a year earlier.
A balanced market is generally associated with a materially higher level of supply, so the current reading remains seller-leaning. Resale is especially constrained at 1.9 months, while new construction is closer to balance at 3.4 months.
That does not mean every seller can dictate terms. Buyers are more informed and selective than they were during the pandemic-era surge. The advantage is strongest for homes that are priced accurately, presented well, and positioned against the correct competitive set.
What This Means for Sellers
Demand is active: closed sales are up 14.8% year-over-year and pending sales are up 11.2%.
Resale supply is especially tight, which can support strong outcomes for well-positioned existing homes.
Pricing still matters. A seller-friendly market does not protect an overpriced listing from longer market time or eventual reductions.
Presentation and launch strategy matter because buyers are comparing fewer homes more carefully.
What This Means for Buyers
Quality resale inventory can move quickly, with an average of 30 days on market and only 1.9 months of supply.
New construction offers more relative supply at 3.4 months, which may create more room to compare options and negotiate terms.
The countywide median does not tell the whole story; evaluate value at the neighborhood, property, and segment level.
Being prepared matters more than rushing. Strong financing, clear priorities, and a disciplined offer strategy remain important.
Final Takeaway
August 2026 data shows an Ada County market with stronger transaction volume, higher monthly pricing, faster market times, and less inventory than a year ago. That combination continues to favor sellers overall, particularly in resale. But the market is not uniform, and the gap between resale and new construction creates different opportunities depending on the property and buyer profile.
For sellers, the advantage comes from using the market's tight supply without overreaching on price. For buyers, the opportunity comes from understanding where competition is strongest and where additional supply creates negotiating room. The right strategy starts with local, property-specific data rather than broad headlines.
If you are considering buying or selling in Ada County, Defy Real Estate can build a personalized market strategy around your neighborhood, price range, and goals. Visit defyidaho.com or contact us for a custom market review.
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