Ada County Housing Market, Week of September 28, 2026

Ada County Market Pulse

Week of September 28 · 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.

Rates moved up again, and that single fact is shaping almost everything happening in Ada County right now.

The 30-year fixed mortgage averaged 7.28% as of October 1, per Freddie Mac. When borrowing costs sit at that level, buyers get pickier and prices soften in small steps. That is exactly what the numbers show this week.

If you are buying, you have more room to breathe than you have had in a while. If you are selling, the message is the same one I keep coming back to: price to the market and your home still moves.

Existing homes

Resale homes for sale carry a typical asking price of $620,690, up $731 from last week. There are 884 of them on the market, 22 fewer than last week, so your choices narrowed a little. These homes have been sitting a median of 35 days, one day longer than last week.

Now the homes that actually went under contract. Their median price is $552,760, down $12,040 from last week. That is the biggest price move anywhere in the county this week, and it tells you buyers are agreeing to numbers well below asking. There are 485 homes pending, 34 fewer than last week, and those took a median of 17 days to go under contract, three days slower than last week. So resale homes are still finding buyers at a healthy pace, but the gap between what sellers ask and what buyers pay is real. If you are selling, that is the number to pay attention to.

New construction

Brand new homes tell a calmer story this week. The median asking price for a new build is $601,716, down $6,192 from last week. There are 469 new homes for sale, four more than last week, so builders kept adding options. Those homes have been sitting a median of 59 days, one day faster than last week. That is still a good deal longer than resale homes sit, which means if a new build is your goal, there is time to compare and no reason to rush.

On the pending side, new homes going under contract carry a median price of $580,085, down $3,083 from last week. There are 119 under contract, five fewer than last week, and those took a median of 57 days to go under contract, five days faster than last week. Here is my take. Builders have inventory to move and tools like rate buydowns to help buyers afford it. If a brand new home appeals to you, ask what a builder will do on price and financing. There is often real room to work.

The bigger picture

Higher rates do two things at once. Homeowners sitting on low locked-in rates tend to stay put, which keeps inventory from flooding the market. And buyers who are still shopping get more negotiating leverage, because homes take a bit longer to move. That push and pull is the balance Ada County is walking right now.

None of this calls for rushing in either direction. If you are buying, get clear on your must-haves, line up a lender who can move fast, and ask about builder incentives if a new home is on your list. If you are selling, price honestly and prepare your home well.

And if you just want to know how these numbers fit your own plans, that is the conversation I am here for. Reach out anytime.