The Big Picture
Across the ten core cities in the valley, 1,556 homes closed in July 2026, up 6.3% from July 2025. The regional median sale price came in at $525,000, a 5.2% increase year over year. The typical home went from active to under contract in about 13 days, compared to 18 days this time last year.
That is not a slow market. That is a market that knows what it wants.
Luxury sales continued to climb as well. Closings above $1 million hit 138 transactions in July, up 26.6% from a year ago. That segment has quietly been one of the stronger stories in the valley over the past 12 months.
Ada County
Ada County recorded 1,037 closings in July, up 4.4% year over year, at a median sale price of $579,000. That is an 8.2% jump compared to July 2025. The median original list price was $594,000, up 8.0%, which tells you sellers are pricing with confidence and largely getting close to what they are asking.
Homes in Ada County averaged about 11 days on market, down from 18 days a year ago. Inventory remains tight. As of late June, the overall Boise market had roughly 2.1 months of housing supply. Homes priced between $400,000 and $800,000, which make up about two thirds of all Ada County sales, had only 1.3 to 2.4 months of inventory. For context, a balanced market sits around 5 to 6 months.
Buyers are still offering close to full price. Homes in the $400,000 range are selling at roughly 99.5% of list. The $500,000 to $700,000 range is averaging about 99.2%.
Canyon County
Canyon County posted 507 closings in July, a 9.0% increase year over year, at a median sale price of $443,557, up 4.4%. The median original list price was $447,990, up 3.0%.
Days on market held steady at about 18 days, unchanged from last July. Canyon County continues to attract buyers who are priced out of Ada County or who simply want more space for the money. Nampa specifically saw 395 new listings in July, up 28.3% year over year, and 283 homes sold, up 14.0%, with a median sold price of $430,000.
City by City Breakdown (July 2026)
Boise: $560,000 median | +7.9% YoY | 378 closings | -6.0%
Meridian: $572,500 median | +8.2% YoY | 325 closings | +12.8%
Eagle: $932,425 median | +19.6% YoY | 118 closings | +16.8%
Star: $642,500 median | +9.2% YoY | 92 closings | -14.0%
Kuna: $482,798 median | +7.2% YoY | 118 closings | +34.1%
Nampa: $435,000 median | +1.2% YoY | 277 closings | +16.4%
Caldwell: $430,900 median | +7.7% YoY | 141 closings | -8.4%
Middleton: $554,222 median | -2.8% YoY | 60 closings | +27.7%
Emmett: $526,250 median | +18.3% YoY | 34 closings | +17.2%
Garden City: $599,999 median | +26.4% YoY | 13 closings | +30.0%
A few things worth noting. Eagle continues to trade at a premium that is pulling away from the rest of the valley. Kuna is seeing a significant jump in volume, up 34% in closings, which signals growing buyer demand in a city that still offers relative affordability. Emmett and Garden City both posted sharp price gains, though their sales volumes are small enough that one or two transactions can move the needle considerably.
What This Means If You Are Buying
You are competing. Homes in the sweet spot of the Ada County market, roughly $450,000 to $700,000, are going in under two weeks and selling within a percent or two of asking. If you are waiting for a correction before you jump in, the data is not supporting that thesis right now. With only 2.1 months of supply and sales volume growing year over year, the underlying demand is real.
That said, Canyon County continues to offer better value per square foot for buyers who have flexibility on location. Nampa, Caldwell, and Kuna are all seeing strong activity and still sit at medians well below $450,000.
What This Means If You Are Selling
Properly priced homes are moving fast. Eleven days on average in Ada County. That number should tell you two things: buyers are ready, and overpricing is the fastest way to sit while everything around you sells. If you are thinking about listing before the end of the year, now is a reasonable time to have that conversation. Fall tends to bring slightly less competition from other sellers, and motivated buyers do not disappear in October.
The Bottom Line
July 2026 was a strong month for the Treasure Valley. Sales volume up, prices up, days on market down. The market is not behaving like a bubble. It is behaving like a region with consistent demand, limited supply, and a lot of people who still want to live here.
That is the short version. If you want the longer conversation, we are happy to have it.
Thinking about buying or selling in the Treasure Valley? The City of Trees Real Estate team works with buyers and sellers across Ada and Canyon County every day. Contact us at realestate-idaho.com.
Brent Hanson is co-owner of City of Trees Real Estate, the RealTrends Verified #1 Team in Boise, and the voice behind iHeart City of Trees, a Treasure Valley community info page covering everything locals and newcomers need to know about life in the Treasure Valley.
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