Hot air balloons over Ann Morrison Park in Boise, Idaho
2026 · The Treasure Valley

Housing
Market
Report

Treasure Valley · By Cody Riggs

Overview

Prices are coming
down. Kind of.

Home prices in the Treasure Valley are starting to soften — but before you get too excited, the affordable side of the market has basically gotten even tighter. Where you're shopping changes everything right now.

Ada County · Inventory by Price Tier

Same valley.
Very different markets.

Supply tells the real story. Look at how dramatically inventory changes depending on where your price point sits.

Homes Under $500K
<1 mo
🔥 Extremely tight — strong seller market
Homes Over $2.5M
~13 mo
📉 Oversupplied — clear buyer's market
Downtown Boise skyline
City by City
The town-by-town
picture makes it clearer

Area by Area

It comes down to
your city and your price.

Three cities. Three very different dynamics right now in the same valley.

Eagle
Ada County's Most Desirable
Buyer Power
$790K
Median Sold Price
~60d
Days on Market
–2%
vs Last Year
Most negotiating power in the valley. Nearly 2/3 of sales are closing below asking. One of the most desirable areas around — and right now, buyers have the upper hand.
Boise
The Core Market
Still Competitive
Slight
Price Dip YOY
~26d
Days on Market
~1 in 3
Going Above Asking
Doesn't feel soft when you're making offers. Prices are down slightly but homes are still moving in 26 days and about a third are going above list. Competitive by any measure.
Nampa
Most Affordable Major City
Heating Up
~$418K
Median Price
West
Buyers Heading This Way
More
Competition Than Eagle
Affordability is driving demand — and competition. Buyers priced out of Boise and Eagle are heading west to keep payments manageable. They're bringing the competition with them.
"Same valley. Very different markets right now."
— Cody Riggs · Treasure Valley Realtor
Historic residential home in Nampa, Idaho
Bottom Line
Price point and city
change everything
Cody Riggs
Cody Riggs
Treasure Valley Realtor · Idaho
Local expert covering Eagle, Boise, Nampa and all of Ada County, with straight local updates grounded in the data.

Thinking about
a move?

If you're trying to figure out what makes sense next, text Cody. He can help you read the market, compare your options, and make a clear plan for your specific city and price point.

📱 Text Cody: +1 (208) 576-9080 Tap to text · No pressure, just straight talk