Ada County Real Estate Market Report: September 2026
September marked a clear short-term pullback in Ada County housing activity. Compared with August, the median sales price declined 3.4%, closed sales fell 10.6%, pending contracts dropped 10.2%, and days on market increased 5.4%. Year-over-year comparisons remain positive in several categories, but those annual gains should not obscure the month-to-month cooling. Mortgage-rate affordability pressure adds another headwind for buyers, although this report alone cannot quantify how much of September’s slowdown was caused by interest rates.
September 2026 market overview
According to Boise Regional REALTORS® and Intermountain MLS data as of October 8, Ada County recorded 854 closed single-family home sales and a $575,000 median price. The more immediate signal is the month-over-month retreat: sales down 10.6%, pending contracts down 10.2%, median price down 3.4%, and average days on market up 5.4%. Inventory rose 1.4% from August. Higher borrowing costs can further limit purchasing power and intensify this slowdown; the data do not establish a direct causal contribution from rates.
Home prices: lower than August, higher than last year
The median sales price was $575,000, up 2.9% year-over-year and down 3.4% month-over-month from August’s $595,000. A monthly decline in the median does not mean each individual property lost 3.4% of its value. The median reflects the mix of homes that closed during the month, including differences in size, location and construction type. The report places the year-to-date composite median at $569,000, reinforcing the importance of looking beyond a single month.
Resale homes recorded a $561,065 median, up 2.0% year-over-year. New construction reached $622,704, up 10.4%. That is a $61,639 difference between the two segments. It does not establish that new homes universally appreciated faster on a like-for-like basis; changes in the mix of closings can influence these medians. Buyers comparing a resale home with a new build should evaluate total cost, location, included features, incentives and competing inventory—not just the countywide headline.
Closed sales: strong year-over-year, slower month-over-month
September recorded 854 closed sales, 8.5% above the same month last year but 10.6% below August. Year-to-date closings reached 7,711, up 14.1% over the comparable period in 2025. The seasonal step-down is significant, but it should not be mistaken for a year-over-year collapse in demand.
Resale accounted for 610 sales, an 18.2% annual increase, while new construction posted 244 closings, down 10.0%. The difference shows why a countywide sales increase cannot be applied equally to every segment. Existing-home transactions were notably stronger than a year earlier, even while new-home closings declined.
Pending sales: a more measured fall pipeline
Ada County recorded 1,140 pending contracts, almost unchanged from last September (+0.4%) but down 10.2% from August. Resale pending contracts totaled 486, down 4.5% year-over-year; new construction recorded 654, up 4.3%. Builders represented a larger share of pending activity than of September closings. Pending contracts indicate activity in the pipeline, not guaranteed future closings, but the data points to a fall market that is more measured than the summer months.
Inventory: more listings than August, fewer than last year
Available inventory reached 2,006 homes, up 1.4% month-over-month but down 8.5% from September 2025. The year-over-year contraction is concentrated in resale: 955 existing homes were available, down 16.2%. New construction inventory totaled 1,051 homes, down only 0.2%, and represented the majority of current listings.
That distinction matters for market strategy. A resale seller is competing against fewer comparable existing homes than a year ago, but a buyer open to new construction may have more properties to evaluate. Countywide inventory totals alone conceal that split.
Days on market: modest seasonal increase
Homes averaged 39 days on market, up 5.4% from August’s 37 days but down 4.9% from last September. Resale homes averaged 35 days, up 12.9% year-over-year, while new construction averaged 48 days, down 18.6%. The overall annual improvement therefore does not mean every category is selling faster. Resale market time lengthened compared with last year, while new homes moved more quickly.
For sellers, days on market should be evaluated against comparable properties at a similar price and condition. A listing that attracts views but little engagement may need a different response than one with limited exposure. Price, presentation, access and the competitive set all affect results.
Months supply: seller-leaning, with important differences
Months supply of inventory held at 2.4 countywide. The report uses four to six months as a general balanced-market range, placing Ada County below that benchmark. Resale supply is only 1.8 months, compared with 3.6 months for new construction. That makes resale the tighter segment, while new construction sits closer to a balanced market and may provide additional room for negotiation in certain subdivisions or completed-home inventory.
Months supply is a broad indicator, not a guarantee that an individual listing will receive multiple offers or that a builder will provide concessions. Buyers and sellers still need property-specific comparable sales and an understanding of the active competition.
What September means for sellers
The September numbers support a disciplined listing strategy. Resale inventory is down sharply year-over-year, but resale days on market are longer than last September. That combination argues against assuming low inventory will overcome an unrealistic list price. A seller should launch with a price supported by comparable sales, professional presentation and a defined marketing plan. After launch, showings, online engagement, feedback and competing listings should inform any adjustment rather than relying on a fixed calendar alone.
For owners considering a sale in Boise, Meridian, Eagle, Kuna or Star, the best benchmark is the performance of comparable homes in the immediate market segment—not the $575,000 countywide median.
What September means for buyers
Buyers may encounter a slightly less urgent fall market than they did in summer, with pending activity down month-over-month and days on market edging higher. Yet resale supply remains limited at 1.8 months. Strong existing homes can still be competitive.
Buyers open to new construction should compare available inventory, builder financing programs, completion dates, upgrades and total ownership costs. More new-home supply does not automatically mean a better deal, but it may expand the set of negotiable terms.
Final takeaway: use the segment, not the headline
The short-term direction is cooling: fewer closings, fewer pending contracts, a lower median price and longer marketing times than August. That is the message buyers and sellers should see first. Year-over-year gains and tight resale supply remain important context, not a reason to dismiss the current pullback. Mortgage-rate affordability pressures may compound softer demand, but attributing a specific portion of the decline to rates would require additional evidence.
Want to understand what these numbers mean for your home or next purchase? Request a neighborhood-specific market analysis at www.defyidaho.com. Flat Fee. Full Service.
Comments