The Ada County housing market is wrapping up November with trends that look very familiar and very normal for this time of year. Inventory is slipping into its seasonal slowdown, buyers are still active, and prices continue to climb steadily despite national headlines suggesting otherwise.
Here’s what the latest data (through the end of November 2025) reveals across Boise, Meridian, Eagle, Kuna, Star, and Garden City.
Inventory Is Down, Exactly as Expected
Active listings dropped to 987, which is typical for November as sellers pull their homes off the market heading into the holidays.
Year-over-year, inventory is still higher:
- 987 this year vs. 852 last year
- That’s about 15% more inventory than in November 2024
Despite the annual bump, the month-to-month decline reflects normal seasonal behavior and isn’t a sign of market weakness.
Closed & Pending Sales Are Up
Buyers stayed active through November:
- Closed sales: Up 10% year-over-year (501 vs. 461)
- Pending sales: Up 2.5% year-over-year
Buyers are clearly still looking even as the weather cools and holiday plans take over.
Prices Continue to Rise in 2025
Year-to-date, Ada County’s average sold price is up 2.4%.
This consistent climb echoes a decade-long pattern where prices have largely moved upward, despite short-term market noise. The increase doesn’t guarantee every home has gained value, but it highlights how stable Ada County’s housing market remains.
Higher-priced homes are also more common than they once were:
- Homes $1.5M+ now sell regularly
- 10–15 years ago, million-dollar sales were rare
This shift affects the “average price,” but the overall trend still points to long-term appreciation.
Supply Drops to 1.9 Months, Still a Seller’s Market
With 987 active listings and an average of 506 homes selling per month, Ada County currently has 1.9 months of supply.
Here’s what that means:
- Under 3 months: Seller’s market
- 3–5 months: Balanced market
- 5+ months: Buyer’s market
At 1.9 months, sellers still have the advantage, but buyers can negotiate more effectively than in the past few years, especially on stale listings.
What This Means if You’re Buying
November and December are underrated buying months.
Why?
- Sellers who stay on the market through the holidays are highly motivated
- Some have “listing fatigue” and are ready to negotiate
- Fewer buyers mean less competition
If you’re patient and strategic, this is one of the best times of the year to secure favorable terms.
What This Means if You’re Selling
You still have leverage, especially in price points under $1.5M.
But the key is pricing and presentation:
- Overpriced homes sit longer
- Longer days on market = more negotiations
- Buyers expect clear value, especially in the winter months
Homes priced correctly from day one still sell quickly and close near the asking price.
A Note on Pricing Expectations
Average list price: $753K
Average pending price: $630K
Average sold price: $625K
This tells us:
- Some sellers “try” high prices, but those listings rarely move
- Real buyers are choosing realistically priced homes
- Concessions (like rate buydowns) remain common, depending on days on market
Your agent’s expertise matters more than ever when navigating these nuances.
Bottom Line
Ada County is in a healthy, seasonal phase.
- Inventory is down (normal for November)
- Closings and pendings are up
- Prices continue to rise modestly
- Supply favors sellers, but buyers still have opportunities
Whether you’re buying or selling, a smart strategy will matter even more heading into 2026.
If you’d like a breakdown for your city, neighborhood, or zip code, the City of Trees Real Estate team has detailed data ready for you.
Reach out to your favorite agent for personalized insights or watch our full November market update on YouTube for the complete breakdown.
City of Trees Real Estate
