Treasure Valley Home Sales Prices Dip in January

Market Report

Feb 17

In January, the median sales price of home sales dipped year-over-year in Ada and Canyon County. The median sales price for Ada County homes that closed last month was $535,990, about $3,000 less than in January 2025. In Canyon County, the median sales price was $420,000, $5,000 less than the same month a year ago.

The supply versus demand dynamic is one of the primary drivers of home prices — as inventory grows, it puts downward pressure on prices.

January 2026 marked 24 consecutive months of year-over-year gains in housing supply for both Ada and Canyon County, with the majority of months experiencing double digit gains. After two years of inventory growth, buyers have more options available than in recent years. In January, Ada County inventory grew 23.3% year-over-year with 1,567 listed homes. In Canyon County there were 958 active listings, a 5.2% increase compared to last year.

As housing inventory grows, homes tend to sit on the market longer before going under contract. In Ada County, homes spent an average of 55 days on the market before accepting an offer and the average in Canyon County was 66 days. During that time, the property may undergo a price reduction, or if it doesn’t receive an offer the seller is willing to accept, the listing may even be canceled to be relisted at a later date. Buyers are also negotiating concessions or a lower sales price during the offer process. For sales in January, buyers paid an average of 3.0% less than the price for which the home was originally listed in Ada County, and 3.3% less in Canyon County.

Price cuts and negotiations have become more frequent as the housing market has become more balanced, but overall, home prices have grown over the last two years. Buyers have more negotiation room, but shouldn’t expect steep discounts in most cases. Market conditions and expert forecasts suggest that we’ll continue to see modest home price growth again in 2026.

“Home sellers, or those planning to list, should plan to price competitively, market strategically and prep the home with repairs and/or staging to make your property stand out from similar properties,” says Rachel Moir, Partner at The Agency Boise. “Sellers are still getting great values for their homes, but don’t expect a bidding war like we commonly saw when inventory was lower.” The metrics aren’t currently indicating a competitive market right now, but that may change as demand picks up in the busy spring buying season.

Planning to make a move? Don’t go it alone — a trusted real estate professional will negotiate on your behalf, address the potential hurdles to a transaction, and utilize their industry knowledge and connections to get the job done. The Agency Boise is made up of a select group of driven agents that have deep roots in the community, local expertise, and are backed with a regional and global reach. Who you work with, matters.

Other notable metrics:

In Ada County,

Buyers had 1,567 available homes to choose from in January — 296 more than in January 2025.
There were 1,108 pending sales, or homes under contract, in January, up 1.4% compared to a year ago.
With 691 sales for the county, there were 3 more closings in January than the same month a year ago.
The median sales price for homes that closed last month was $535,990, about $3,000 less than in January 2025.
The average percent of the original list price received for homes that closed in January was 97.0%, meaning that on average, buyers paid 3.0% less than the price for which the home was originally listed.
Months supply of inventory was 2.1 months in January, 15.2% higher than in January 2025. Months supply is calculated by dividing the current inventory by the average sales from the last 12 months and indicates how long current inventory would last if no new listings were added. A balanced market, not favoring buyers or sellers, is typically considered 4-6 months of supply.
The most popular price ranges for home sales were $300,000-$450,000 and $450,000-$600,000 with 163 sales in each range. Of those, the average days on market before going under contract was 57 days for $300,000-$450,000 and 62 days for $450,000-$600,000. The average percent of original list price received in these two price ranges was 97.0%.
As of February 14, 2026, the list price range with the most inventory was $450,000-$600,000 with 424 listed homes. Of those, the average days they’ve spent on the market so far is 69 days. Those listed homes have undergone an average of a 2.0% price drop from the original listing price.

In Canyon County,

With 958 active listings in January, inventory was up 5.2% year-over-year, giving buyers 47 more listings to choose from compared to a year ago. New homes made up over half of all available homes for sale.
There were 640 pending sales in January 2025, down 5.3% when compared to the same month a year ago.
With 271 sales last month, closings were down 1.1% compared to January 2025.
The median sales price for January home sales was $420,000, $5,000 less than in January 2025 and $15,000 less than the month prior.
The average percent of the original list price received for homes that closed in January was 96.7%, meaning that on average, buyers paid 3.3% less than the price for which the home was originally listed.
Months supply of inventory was at 2.4 months in January, up 1.5% from the same month last year. Months supply is calculated by dividing the current inventory by the average sales from the last 12 months and indicates how long current inventory would last if no new listings were added. A balanced market, not favoring buyers or sellers, is typically considered 4-6 months of supply.
The most popular price range for home sales was $300,000-$450,000 with 151 sales, over half of all home sales for the county. Of those, the average days on market before going under contract was 57 days and the average percent of original list price received was 97.0%.
As of February 14, 2026, the list price range with the most inventory was $300,000-$450,000 with 381 listed homes. Of those, the average days they’ve spent on the market so far is 70 days. Those listed homes have undergone an average of a 1.5% price drop from the original listing price.