The July 2026 real estate market numbers are in, giving buyers and sellers a fresh look at what's happening across two of the Treasure Valley's largest housing markets: Ada County and Canyon County.
Both counties showed continued buyer activity compared with last year, while differences in pricing, inventory, and days on market highlight how each area is moving at its own pace.
Here's a closer look at the latest numbers.
Ada County Market Snapshot
Ada County continued to show strong activity in July 2026.
The median sales price reached $602,000, an increase of 9.5% year-over-year. A total of 947 single-family homes sold, up 4.8% compared with the same period last year.
Homes also moved faster, spending an average of 34 days on the market, a 10.5% decrease year-over-year.
At the same time, inventory declined. There were 1,976 homes available, down 10.1% from last year.
Ada County at a Glance
- Median Sales Price: $602,000
- Homes Sold: 947
- Days on Market: 34
- Inventory: 1,976
- Median Price Change: +9.5% year-over-year
- Homes Sold Change: +4.8% year-over-year
- Inventory Change: -10.1% year-over-year
What Does This Mean?
Ada County's July numbers point to continued buyer demand.
More homes sold than a year ago even as the median sales price increased, while homes also spent less time on the market. Boise Regional REALTORS® described July as a strong month for Ada County, with healthy momentum continuing through the summer.
For buyers considering Boise, Meridian, Eagle, Star, Kuna, and other Ada County communities, preparation remains important. Knowing your budget and priorities before starting your search can make it easier to respond when the right home becomes available.
For sellers, the numbers are encouraging, but conditions can still vary significantly by city, neighborhood, home type, and price range.
Canyon County Market Snapshot
Canyon County also showed positive year-over-year activity in July.
The median sales price was $444,995, representing a 3.7% increase from last year.
A total of 496 homes sold, up 9.0% year-over-year, while homes spent an average of 41 days on the market, unchanged from the previous year.
Inventory stood at 1,201 homes, a 2.4% decrease year-over-year.
Canyon County at a Glance
- Median Sales Price: $444,995
- Homes Sold: 496
- Days on Market: 41
- Inventory: 1,201
- Median Price Change: +3.7% year-over-year
- Homes Sold Change: +9.0% year-over-year
- Inventory Change: -2.4% year-over-year
What Does This Mean?
Canyon County's year-over-year numbers show continued buyer activity, with home sales increasing by 9%.
The market also offers a notably different price point from Ada County, which can make communities such as Nampa, Caldwell, and Middleton worth exploring for buyers who are flexible about location.
Boise Regional REALTORS® also noted that Canyon County continued to show healthy demand while maintaining a more balanced environment for buyers and sellers.
Ada County vs. Canyon County
Looking at the two July snapshots side by side makes the differences easier to see:
July 2026 | Ada County | Canyon County |
|---|---|---|
Median Sales Price | $602,000 | $444,995 |
Homes Sold | 947 | 496 |
Days on Market | 34 | 41 |
Inventory | 1,976 | 1,201 |
Price Change YoY | +9.5% | +3.7% |
Homes Sold YoY | +4.8% | +9.0% |
Inventory YoY | -10.1% | -2.4% |
The biggest difference is pricing. July's median sales price in Ada County was about $157,000 higher than in Canyon County.
Ada County homes also moved more quickly, while Canyon County recorded stronger year-over-year growth in the number of homes sold.
Neither market is necessarily "better." The right area depends on a buyer's budget, preferred location, housing needs, commute, and lifestyle.
What Should Buyers Take Away From the July Market?
The July numbers are a good reminder that the Treasure Valley isn't one single housing market.
Conditions in Eagle can be different from Meridian. The same is true when comparing Nampa with Caldwell or Middleton.
For buyers, it's important to look beyond countywide averages and understand what's happening in the specific communities and price ranges you're considering.
Having your financing prepared, knowing your comfortable budget, and identifying your must-have features can help you approach the home search with more confidence.
What Should Sellers Know?
For sellers, increased year-over-year sales activity in both counties is a positive sign.
However, even in an active market, pricing and presentation still matter.
A home's condition, location, competition, age, and price range can all affect how quickly it sells. Looking at recent comparable sales in your specific neighborhood provides a much clearer picture than relying only on countywide statistics.
Looking Ahead in the Treasure Valley
July's market data shows continued activity across both Ada and Canyon County, but each market continues to tell its own story.
Whether you're considering buying, selling, or simply keeping an eye on the Treasure Valley real estate market, following these monthly changes can help you understand where the market is heading and make more informed decisions.
Thinking about making a move? Let's look at what these market trends mean for your specific home, budget, and real estate goals.
