Boise Real Estate Market Update – February 2026

Sarah Breck
5 days ago
4 min read

https://www.youtube.com/watch?v=skrlYTtX_48

Ada County Housing Market Update Using January 2026 Data

The Boise real estate market in February 2026 is showing signs of stabilization.

Inventory is up 23% year-over-year.Pending sales jumped 23% month-over-month.Home prices are essentially flat compared to last year.

So what does that mean if you’re buying, selling, or relocating to Boise, Meridian, Eagle, or Kuna?

Here’s a clear breakdown of the January 2026 Ada County housing market data and what it means for 2026.

Ada County Housing Market Snapshot – January 2026

(Data sourced from Boise Regional REALTORS® January 2026 Market Report)

Median Home Prices in Boise & Ada County

Median home price (all homes): $535,990
+2.1% month-over-month
-0.6% year-over-year

Resale homes: $512,500New construction homes: $560,000

The Boise housing market is currently experiencing price stabilization. After several years of rapid appreciation, flat year-over-year pricing signals normalization rather than decline.

This is a more balanced pricing environment — especially compared to the volatility of 2021–2023.

Homes Sold in Ada County

531 homes closed in January 2026
+6.8% compared to January 2025
-23.2% compared to December 2025

The month-over-month drop is seasonal. January is traditionally slower in the Boise real estate market.

However, year-over-year sales volume remains stronger than early 2025, indicating continued buyer demand.

Pending Sales – A Forward Indicator

1,108 homes went pending in January
+23% month-over-month
+1.4% year-over-year

Pending sales are one of the strongest indicators of near-term market direction.

The jump in pending contracts suggests that spring activity in the Boise housing market may be building earlier than expected.

Boise Housing Inventory Levels – Is It a Buyer’s Market?

1,567 homes currently for sale in Ada County
+23.3% year-over-year
-1.8% month-over-month

Months of Supply: 2.1 months

For context:

A balanced real estate market typically has 4–6 months of supply.
Boise currently remains in a seller-leaning market — but without the intense competition of prior years.

Inventory is higher than 2025 levels, but still historically tight.

New Construction vs Resale Homes in Boise

Currently, 60% of available homes in Ada County are new construction.

This matters.

Builder-controlled inventory impacts:

Incentive opportunities
Rate buy-down strategies
Closing flexibility
Pricing negotiations

If you're considering new construction in Boise, Meridian, or Kuna, understanding builder strategy is essential in 2026.

Inflation, Interest Rates & the Boise Housing Market

January inflation data shows:

CPI at 2.4%
Core inflation at 2.5%
Federal Funds Rate holding at 3.5%–3.75%

Markets expect the Federal Reserve to hold rates steady in March.

Stability in interest rates reduces uncertainty and supports steady housing activity.

For buyers in Boise, this means we’re not currently seeing aggressive rate spikes or rapid rate cuts — just consistency.

Idaho Income Growth & Long-Term Housing Demand

A recent national study shows inflation-adjusted household income in Idaho has increased 48% since 1970.

Western states continue to outperform much of the Midwest in long-term income growth.

Why does this matter for Boise real estate?

Income growth supports:

Long-term housing demand
Migration trends
Retail expansion
Infrastructure investment

The Treasure Valley continues to attract relocation buyers from higher-cost states.

Major Development Updates Impacting Boise Real Estate

Housing markets respond to economic signals beyond just MLS data.

Here are key developments shaping 2026:

The Village at Meridian Expansion

100,000 square feet of new retail space
Approximately 90% pre-leased
Tenants include Alo Yoga, Vuori, Kendra Scott, and Flower Child

Retail expansion signals economic confidence and sustained population growth.

Eagle Costco Proposal

Costco has submitted an application to build in Eagle.

Large retail anchors analyze long-term growth, traffic patterns, and household income before committing — signaling confidence in northern Ada County growth corridors.

Infrastructure Investment

Boise received a federal grant to improve Fairview Avenue safety.
Caldwell approved a $17.3M bond for new fire stations and public safety expansion.

Infrastructure spending typically precedes long-term residential development.

Is Boise’s Housing Market Crashing in 2026?

No.

The data suggests stabilization, not decline.

This is not a frenzy market.It is not a distressed market.

It is a normalization phase.

Buyers have negotiation opportunities.Sellers must price strategically.Relocation clients benefit from neighborhood-level insight.

FAQ – Boise Real Estate Market 2026

Is Boise a buyer’s market right now?

Not fully. With 2.1 months of supply, it remains seller-leaning — but buyers have more leverage than in prior years.

Are home prices dropping in Boise?

Prices are essentially flat year-over-year, indicating stabilization rather than significant decline.

Is now a good time to buy in Boise?

It depends on property type, financing strategy, and long-term goals. Builder incentives may provide opportunities in 2026.

Is Boise still growing?

Yes. Income growth, infrastructure investment, and retail expansion all support long-term regional growth.

Planning a Move to Boise in 2026?

If you’re considering relocating to Boise, Meridian, Eagle, or Kuna, understanding hyper-local market trends can make a meaningful financial difference.