August’s numbers show a subtle shift across Ada County. After months of climbing inventory, active listings slipped while interest rates fell, giving buyers new affordability and sellers fresh competition.
Inventory Trends
- Active listings dropped from 1,363 in July to 1,299 in August.
- Year over year, inventory is still up 21%.
- This dip reflects fewer new listings hitting the market in late summer, particularly in Boise, Meridian, and Eagle.
Sales and Pendings
- 593 homes closed in August across Ada County, a 12.5% increase year over year.
- Pending sales came in at 559, almost identical to August 2024.
- Buyer demand is steady, but not yet strong enough to outpace inventory growth in higher price ranges.
Prices Hold Firm
- The average sold price in Ada County is $619,000, up 1.4% year over year.
- Median sold price (last 12 months): $525,000.
- Median pending price: $549,000.
Median active listing price: $600,000.
This gap shows many sellers, especially in Eagle and Meridia,n are “testing” higher prices before eventually adjusting down to match buyer expectations.
Market by Price Point
- Under $800K (Kuna, Star, Garden City, parts of Meridian): 2-3 months of supply, still favoring sellers.
- $1M-$1.5M (Eagle, North Boise): 5+ months of supply.
- $2M+ (luxury segments in Eagle & Boise): 9+ months of supply, with buyers negotiating 4% off asking on average.
Interest Rates Boost Affordability
- Conventional rates are averaging 6.1%, and FHA loans are in the mid-5% range, without concessions.
- This is the most affordable environment in about five years.
- Buyers in Meridian, Kuna, and Star are especially benefiting from the expanded affordability, while high-end buyers in Eagle and Boise are seeing more room to negotiate.
What This Means for Sellers
- Competition is heating up across Ada County.
- To sell, homes must be priced in the top 15–20% of their market segment.
- Professional marketing, including staging, photography, and strong online exposure, is critical in areas like Eagle and Boise where luxury inventory is piling up.
What This Means for Buyers
- Buyers in Kuna, Star, and Garden City have multiple options under $600K with quick move-in opportunities.
- In higher-end markets like Eagle and North Boise, buyers are getting price concessions and seller incentives.
- Builders across Meridian and Kuna are offering large incentives, adding even more leverage to the buyer’s side.
Bottom Line
Ada County’s market, covering Boise, Eagle, Meridian, Kuna, Star, and Garden City, is showing more balance than we’ve seen in recent years. With rates down and inventory leveling off, this could be the most favorable season in years for buyers, while sellers must get sharper to stand out.
For a customized breakdown of your neighborhood, reach out to City of Trees Real Estate. We’ll guide you through Ada County’s evolving market.
City of Trees Real Estate
Related posts:
No related posts.
