Ada County Housing Market, Week of July 6, 2026

Ada County Market Pulse

Week of July 6 · from Brooke Belanger's team

This week's lean

Buyers gained ground this week.

Sellers held their asking prices. Buyers signed for less. When only one side moves, the market is telling you who blinked.

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.

Mortgage rates just hit their highest point of the year, and that’s putting a real squeeze on Ada County buyers. If you’re shopping right now, your dollars aren’t stretching as far as they did even a few weeks ago. Sellers are starting to feel it too, especially in the resale market where buyers are pushing for lower prices and homes are sitting longer.

With summer in full swing, inventory isn’t as tight as it was this spring. But the cost of borrowing means buyers are negotiating harder, and some sellers are making price cuts to get deals done.

Existing homes

If you’re selling a resale home, here’s what you need to know. The typical home is now taking about a month to find a buyer, with median days on market up to 31, four days longer than last week. That’s a clear sign buyers are moving more slowly as their budgets get pinched by rising rates.

Prices for active listings actually ticked up this week to a median of $647,710, up $5,780. But the number of homes for sale dropped slightly, down by 11 listings to 974. Even with fewer homes on the market, buyers are holding off unless the price feels right. Pending sales are telling a different story: the median price of homes going under contract dropped $8,180, now at $581,420, and those homes are still moving quickly-11 days on market, just a day longer than last week.

The biggest takeaway is that the gap between what sellers want and what buyers will pay is widening. If you’re thinking of listing, buyers are getting pickier and more price conscious. If you’re buying, you have a little more leverage, especially if you’re patient.

New construction

Brand new homes are facing a different set of challenges. Builders have more inventory than usual, with 394 new homes for sale, up nine from last week. But these homes are also sitting longer, with the median days on market now at 64. That’s two months-double the speed of resale homes.

Prices on new construction slid this week, with the median active price down $5,689 to $673,468. Even homes going under contract saw a price drop, down $4,598 to $635,540. Pending sales slipped by four listings, and those homes are taking longer to sell-56 days on market, up by two.

If you’re shopping for new construction, builders may be more open to negotiation than a few months ago. Extra inventory and longer wait times mean you might find some incentives or price flexibility that just wasn’t there earlier this year.

The bigger picture

National pressure is working against buyers right now. Mortgage rates jumped to 6.771 percent, which adds about $80 a month to the payment on a $500,000 home. That’s enough to force some buyers to rethink their budgets or pause their search altogether. Rates are expected to stay high for the rest of the year, so waiting for a big drop may not pay off.

Global events, like the Iran war, are keeping rates high by pushing up inflation and Treasury yields. The Fed’s next meeting at the end of July could bring another rate hike, but even if they hold steady, buyers shouldn’t expect relief. Inventory is getting better, but higher borrowing costs are eating up those gains.

If you’re weighing a move, the market is giving you more choices but also demanding a careful look at your budget. Sellers need to be realistic on price and timing. Buyers can afford to negotiate, but shouldn’t count on rates dropping soon.

The market is shifting, and both buyers and sellers are adjusting their expectations. Whether you’re looking to buy, sell, or just curious about your home’s value, it’s a good moment to reassess your plans and see how these changes fit with your goals.