Ada County Housing Market, Week of August 24, 2026

Ada County Market Pulse

Week of August 24 · from Brooke Belanger's team

This week's lean

An even week in the market.

Asking and signing moved together. Neither buyers nor sellers gained real ground.

What moved · resale · vs last week

The full board · vs last week

Signed = went under contract. Days = median time on market for listings, or median time to contract for signed. Exact figures in the story below.

Ever notice how the homes for sale and the homes actually selling can tell two different stories? That is exactly what is happening in Ada County right now.

Asking prices are holding fairly steady. But under-contract prices, the prices buyers and sellers are actually agreeing to, softened this week. That gap is where the real negotiating lives. Let me walk you through it.

Existing homes

Resale homes are ticking up on the surface. The typical asking price for a home on the market is $627,960, up $3,380 from last week. There are 901 resale homes for sale, 26 fewer than last week, so your choices narrowed a little.

Now the pace. Homes currently for sale have been sitting for a median of 33 days, two days longer than last week. But the homes that just went under contract took only 14 days to get there, one day slower than last week. When a home is priced and shown right, buyers still move fast.

Here is the part that matters most. Pending resale prices came in at $562,485, down $10,505 from last week, with 608 homes under contract, four more than last week. More homes went under contract, but at lower agreed prices. If you are selling, read that carefully. Buyers are still active, but they are paying for value, not wishful pricing.

New construction

Brand new homes lean higher when they sell. The median asking price for a new build is $629,936, down $11,478 this week. There are 417 new homes for sale, eight more than last week, so builders kept adding options. Those homes have been sitting for a median of 61 days, unchanged from last week, and that is nearly twice as long as resale homes on the market.

On the pending side, new homes going under contract carry a median price of $654,938, down $6,798 from last week. There are 141 under contract, unchanged from last week, and those took a median of 53 days to go under contract, also unchanged. New homes still fetch a higher price than resale when they close, but that premium eased a bit this week. If you want a brand new home, there is plenty to compare and no reason to rush.

The bigger picture

The 30-year fixed mortgage averaged 6.66% as of August 27, per Freddie Mac. Rates near this level are still the biggest force shaping what buyers can afford, which is why prices keep moving in small steps instead of big jumps.

Here is my take. Sellers holding low pandemic-era rates still have little reason to list, so overall inventory stays tight. Builders keep adding homes and often help with rate buydowns, which is one reason new construction keeps pulling buyers even at a higher price point. The softer pending numbers this week tell me buyers are pushing back on price, and they have room to. That is leverage that simply did not exist a couple of years ago.

None of this calls for panic in either direction. The market is moving, just carefully. If you are buying, get clear on your must-haves and line up a lender who can lock your rate quickly. If you are selling, price to the market and prepare your home well. And if you just want to know whether these numbers fit your own plans, that is exactly the conversation I am here for.