Ada County Housing Market, Week of September 7, 2026

Ada County Market Pulse

Week of September 7 · from Brooke Belanger's team

Prices slipped a bit this week across the board. That is good news if you are buying and a reminder to stay realistic if you are selling. But the more interesting story is in what buyers are actually doing, not just what they are looking at.

Let me walk you through it.

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 choices narrowed just slightly. These homes have been sitting for a median of 33 days, unchanged from last week.

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

New construction

Brand new homes still sell for more than resale. 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 options. Those homes have been sitting for a median of 65 days, four days longer than last week. That is roughly twice as long as resale homes on the market, so if a brand new home is your goal, there is plenty to compare and no reason to rush.

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, though that premium eased this week.

The bigger picture

The 30-year fixed mortgage averaged 6.76% as of September 10, per Freddie Mac. That is the single biggest force shaping buyer budgets right now, and it is why prices keep moving in small steps rather than big jumps.

There is a Fed meeting this week, and rates can move quickly around those. Nobody knows exactly where they land. What I do know is that many homeowners locked in low rates years ago and have little reason to sell, which keeps inventory tight. Builders, meanwhile, keep adding homes and often help with rate buydowns, which is one reason new construction keeps drawing buyers even at a higher price.

Here is my take. This is a careful market, not a crashing one and not a booming one. Prices are holding up while buyers shop deliberately and pick their spots.

None of this calls for panic in either direction. If you are buying, get clear on your must-haves and line up a lender who can move fast when the right home shows up. 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.