Ada County Housing Market, Week of August 31, 2026

Ada County Market Pulse

Week of August 31 · from Brooke Belanger's team

This week's lean

The market held its breath this week.

Neither side gave much ground. Prices and pace stayed close to where they were last week.

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.

Here is a simple question worth asking as we head into fall: are you shopping the homes on the market, or the homes that are actually selling? Those are two different stories in Ada County right now.

Asking prices dipped a little this week. But resale homes going under contract are agreeing to slightly higher prices. That tells me buyers are still here, and they are picking their spots.

Existing homes

Resale homes for sale carry a typical asking price of $621,997, down $5,962 from last week. There are 893 of them on the market, eight fewer than last week, so your options narrowed just a touch. These homes have been sitting for a median of 33 days, unchanged from last week.

Now the homes that actually went under contract. Their median price is $565,600, up $3,115 from last week, with 567 homes under contract, 42 fewer than last week. Those homes took a median of 18 days to go under contract, three days slower than last week. Fewer homes went pending, but at slightly higher agreed prices. If you are selling a resale home, that is your signal: priced right, buyers still commit, and they commit fairly quickly.

New construction

Brand new homes still command a higher price when they sell. The median asking price for a new build is $624,548, down $5,388 this week. There are 420 new homes for sale, three more than last week, so builders kept adding choices. Those homes have been sitting for a median of 65 days, four days longer than last week, and that is roughly twice as long as resale homes on the market.

On the pending side, new homes going under contract carry a median price of $647,426, down $7,512 from last week. There are 136 under contract, six fewer than last week, and those took a median of 52 days to go under contract, one day faster than last week. New construction still closes above resale, but that premium eased this week. If you want a brand new home, there is plenty to compare and no reason to feel rushed.

The bigger picture

The 30-year fixed mortgage averaged 6.71% as of September 3, per Freddie Mac. That is the highest we have seen in over a year, and rates near this level remain the biggest force behind buyer budgets. It is also why prices keep moving in small steps rather than big jumps.

Two dates are worth watching. The August inflation report comes September 11, and the Fed meets September 16. Both can move mortgage rates quickly. If you have a rate lock expiring in the next month or so, talk to your lender now about your options.

Here is my take. Sellers sitting on low pandemic-era rates still have little reason to list, so inventory stays tight. Builders keep adding homes and often help with rate buydowns, which is one reason new construction keeps drawing buyers even at a higher price point.

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 move fast. 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.