Ada County Housing Market, Week of July 20, 2026

Ada County Market Pulse

Week of July 20 · from Brooke Belanger's team

This week's lean

Sellers held the cards this week.

Signed prices firmed and buyers moved quickly. Demand did the talking this 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.

Sellers are starting to feel the pressure in Ada County. Both new and resale homes are seeing prices slip again, and there are fewer listings available than there were last week. If you are thinking about selling, it is getting harder to stand out unless your price is sharp and your home is in top shape. For buyers, this means a bit less choice, but also more signs that sellers are open to negotiation.

The biggest story right now is how much faster pending prices are rising compared to active prices dropping. Buyers are still landing deals below the list price, but those deals are not as steep as they were just a few weeks ago. With mortgage rates at their highest point this year, everyone is taking a harder look at what they can truly afford.

Existing homes

Resale homes are holding steady on how long they are taking to sell, with the typical home still sitting for 33 days. That has not changed from last week. The number of homes for sale dropped by 29, now down to 928, so there is a bit less to pick from. The median asking price for these homes fell again, down $7,310 to $633,430. That is a notable move, especially on top of last week’s drop.

Pending sales...the homes that just went under contract...are showing slightly stronger prices, up $3,380 to $578,670. There are 639 homes pending now, which is five more than last week. Most of these homes got offers in just under two weeks. If you are selling, this tells me buyers are being picky and shopping for value. If you are buying, you might have a little more leverage, but the best homes are still moving quickly.

New construction

Brand new homes are still priced higher than resales, but even here, sellers are blinking first. The median list price for a new build dropped $6,002 this week to $665,853, and there are four fewer homes on the market, now at 401. Builders are not adding as many new listings, and the ones on the market are sitting for about 65 days.

Pending new construction tells a different story. The median price for newly pending homes actually rose $5,440 to $634,840, but there are now six fewer homes under contract than last week, with a total of 160. These homes are taking longer to find buyers too, with the typical pending new build sitting for 62 days before going under contract...about a week longer than last week. If I had to guess, builders are holding firm on prices for the homes that do sell, but it is taking more time and effort to get there.

The bigger picture

Mortgage rates are now at 6.58 percent as of July 23, the highest we have seen all year. That alone makes every dollar count for buyers, and it is a big reason why both buyers and sellers are hesitating. The Fed’s meeting this week could push rates even higher, and global events are not helping. The bottom line is that affordability is getting squeezed from both sides...higher rates and still-high prices.

For buyers, this is a time to be clear about your must-haves and to shop with a lender who can lock in your rate quickly. For sellers, expect more negotiation and be ready to make your home shine or adjust your price if you want results.

The market is not easy for anyone right now, but it is moving. Small shifts...fewer listings, lower prices, slower sales...are adding up. Whether you are waiting for the right time or ready to make a move, it is worth checking if your plans still fit with today’s numbers. Sometimes, the best move is the one that fits your life, not just the market.