Ada County Housing Market, Week of July 13, 2026

Ada County Market Pulse

Week of July 13 · 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.

Prices are slipping and homes are taking a bit longer to move in Ada County. If you are hoping for a quick sale or waiting for the perfect deal as a buyer, the market is shifting under your feet. Mortgage rates are still high and could go even higher before the end of July, so every week counts a little more now.

The biggest movement this week was a drop in prices for both resale and new homes. Sellers are feeling the pinch, especially with buyers getting pickier and more patient. If you are on the fence about listing, be ready for more negotiation and longer market times.

Existing homes

Resale homes are holding steady when it comes to how fast they sell, but prices are coming down. The typical resale home now sits for 33 days, which is about a week longer than it was just a month ago. Active listing prices dropped by $6,970 this week, now at $640,740. That is a meaningful cut, especially after last week’s price slip too.

On the buyer side, there are slightly fewer resale homes to pick from, down by 16 listings to 957. Even so, buyers are still pushing for deals. Pending prices dropped by $6,130 to $575,290, and homes accepted offers after just 12 days on the market, a day slower than last week. If you are buying, this means sellers are more open to negotiation. If you are selling, expect buyers to look for value and likely ask for concessions or price adjustments.

New construction

Brand new homes are feeling the pressure even more. Builders have added to their inventory again, now with 406 homes for sale, up by 12 from last week. These homes are sitting on the market for a while, with the typical new build taking 65 days to sell.

Prices for new homes also slid this week. The median price for active new construction fell by $1,613 to $671,855. Pending new builds saw an even bigger price drop, down $6,140 to $629,400. That’s a clear sign that buyers are negotiating hard with builders, who are more likely than ever to offer incentives or cut prices to get deals done. Compared to resale homes, new construction is more expensive and slower to move, but your negotiating power as a buyer is strong right now.

The bigger picture

National headlines are showing up right in our backyard. Mortgage rates are bouncing around 6.6 percent, and the talk of another Fed rate hike at the end of July is making buyers nervous. If rates jump, it could instantly eat into what buyers can afford, especially for first-timers or move-up buyers.

At the same time, the Iran conflict is keeping global markets jittery, which means more rate swings and less predictability for everyone. Builders are cutting prices and offering more incentives because they are feeling the slowdown too. The upshot? Buyers have more room to negotiate, but sellers need to price smart and be patient.

The market is not in crisis, but it is definitely in a period of adjustment. Whether you are thinking about moving up, downsizing, or just watching from the sidelines, now is a good time to check if your plans still make sense with today’s rates and prices. The right move depends on your goals and your comfort with a little uncertainty.