Home Buyers Benefit as Treasure Valley Housing Inventory Continues to Grow

Market Report

Dec 15

November marked 22 consecutive months of year-over-year increases in inventory for both Ada and Canyon County. With 1,897 available listed single-family homes in Ada County and 1,096 in Canyon County, buyers have more options to choose from than in the same month of previous years. The ongoing trend of housing supply gains has also tempered home price growth and given buyers additional negotiating power.

The median sales price for homes that closed last month was $562,000 in Ada County and $425,000 in Canyon County. Year-to-date, home prices have appreciated 2.4% in Ada County and 2.0% in Canyon County, a much healthier and steady gain compared to the double-digit price appreciation the market experienced during the hectic COVID-19 market.

As housing inventory grows, homes tend to sit on the market longer before going under contract. In Ada County, homes spent an average of 49 days on the market before accepting an offer and the average in Canyon County was 58 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 November, buyers paid an average of 2.7% less than the price for which the home was originally listed in Ada County, and 3.3% less in Canyon County.

In fact, the majority of the homes that sold in the two counties this last month sold for less than the original listing price — nearly 60% in Ada County and just under 70% in Canyon County.

Seasonality is also a factor in some of these metrics, since we typically see fewer home listings and sales, as well as longer market times and increased buyer negotiation power in the winter months. However, the year-over-year trend of increased inventory is building a solid foundation for a healthy spring market, which is when we usually see an uptick in sales activity.

“Buyers are benefitting from negotiations, additional housing options and lower interest rates in the last year,” said Mike Moir, managing partner of The Agency Boise. “Motivated buyers are getting pre-approved and using a trusted real estate professional to help them negotiate on price and concessions so they can get into their new home.”

Sellers who are pricing their home competitively and have a listing agent who has a solid marketing strategy are finding success with the sale of their property. Home prices aren’t dropping, but sellers may need to be willing to negotiate and work with buyers to successfully complete the transaction.

Ready to make a move? A proven real estate agent 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 1,897 available homes to choose from in November — 370 more than in November 2024.
There were 965 pending sales, or homes under contract, in November, down 2.2% compared to a year ago.
With 690 sales for the county, there were 25 more closings in November than the same month a year ago.
The median sales price for homes that closed last month was $562,000, $37,000 more than November 2024. It’s worth noting that the median sales price in November 2024 was unusually low due to the large number of lower cost new construction sales that closed in that particular month. The year-to-date change in median sales price is 2.4% which is more reflective of actual price growth.
The average percent of the original list price received for homes that closed in November was 97.3%, meaning that on average, buyers paid 2.7% less than the price for which the home was originally listed.
Months supply of inventory was 2.6 months in November, 12.6% higher than in November 2024. 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 $450,000-$600,000 with 255 sales, nearly a third 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 97.5%.
As of November 9, 2025, the list price range with the most inventory was $450,000-$600,000 with 647 listed homes, about a third of all listed homes for the county. Of those, the average days they’ve spent on the market so far is 67 days. Those listed homes have undergone an average of a 1.5% price drop from the original listing price.

In Canyon County,

With 1,096 active listings in November, inventory was up 8.7% year-over-year, giving buyers 88 more listings to choose from compared to a year ago. New homes made up over half of all available homes for sale.
There were 579 pending sales in November 2025, up 0.9% when compared to the same month a year ago.
With 337 sales last month, closings were down 14.5% compared to November 2024.
The median sales price for November home sales was $425,000, about $10,000 more than in November 2024 and the same as the month prior.
The average percent of the original list price received for homes that closed in November 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 2.7 months in November, down slightly 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 234 sales, over half of all home sales for the county. Of those, the average days on market before going under contract was 69 days and the average percent of original list price received was 96.0%.
As of November 9, 2025, the list price range with the most inventory was $300,000-$450,000 with 220 listed homes. Of those, the average days they’ve spent on the market so far is 58 days. Those listed homes have undergone an average of a 3.5% price drop from the original listing price.