The Boise real estate market enters Q2 2026 with renewed spring energy — pending sales running above prior-year levels, inventory expanding, and prices stabilizing after the correction from pandemic-era peaks. Here’s the quarterly data breakdown.
Price Summary
The Boise metro median sales price sits at approximately $475,750 — essentially flat year-over-year. Ada County’s broader median reached $525,000 in late 2025. Canyon County saw stronger appreciation at over 6% year-over-year with a median around $435,000. Forecasts project modest 3% to 4% appreciation through 2026. The North End, East Boise, and Eagle maintain premium pricing. Nampa-Caldwell in Canyon County provides the most accessible entry points.
Inventory Data
Inventory is up 23% year-over-year as of February 2026 — the most significant supply expansion since 2020. Months of supply sits at approximately 2.1 months, still seller-leaning but meaningfully improved. Canyon County has shifted further toward buyer-friendly conditions. New construction continues across the Treasure Valley with builder incentives common.
Days on Market
Properties are moving in roughly 32 days and selling for 99.28% of asking price. Well-positioned listings in desirable neighborhoods are generating multiple offers and price escalations. The market rewards thoughtful preparation and accurate pricing.
Mortgage Rate Impact
At 6.3% on a $475,000 home with 20% down, the monthly principal and interest payment runs approximately $2,355. The $755 monthly premium over 3% rates explains why affordability has become the central constraint.
Submarket Performance
The North End and East Boise maintain strong lifestyle-driven demand. Eagle attracts families seeking space and community. Meridian leads transaction volume. Star represents the next growth frontier. Nampa-Caldwell provides the value play for buyers priced out of Ada County.
Q2 Outlook
Renewed buyer activity, expanded inventory, and Boise’s lifestyle appeal support steady growth. The market has matured from frenzy into balance, rewarding preparation on both sides.
For more market data, explore our May market update and real estate stats.