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Boise · Week of May 11, 2026

Median List $699,000 +$4,100 WoW Inventory 1,693 +70 WoW Median DOM 42 days = flat WoW Median $/Sqft $301 +$0 WoW New Listed (7d) $604,990 +$4,993 WoW Price Reduced 28.6% +0.5pp WoW

Buyers and sellers in Boise are seeing a rare moment of calm in the market. After months of shifting conditions, everything from prices to inventory has stayed almost perfectly flat this week. If you're thinking about buying, you're looking at a steady playing field with plenty of choices and not a lot of pressure to rush. Sellers, on the other hand, need to know that patience is key right now-the days of instant offers are behind us, and buyers are taking their time.

The biggest news this week is that almost nothing changed. Median home prices held at $699,000, and the typical home still spends about 42 days on the market before going under contract. Inventory sits at 1,693 active listings, which is stable for this time of year. About 29% of sellers have had to drop their price, and just 3% have raised theirs. If you're listing your home, this is a signal to be realistic and expect negotiation.

Active Market

For buyers, the market is offering more room to negotiate than we've seen in years. The median price for homes that hit the market this week is $604,990-a full $94,000 less than the median for all active listings. That means fresh listings are coming in at more competitive prices, making it even more important for buyers to keep an eye on new options. Price per square foot remains steady at $301, so there's no sudden spike in costs to worry about. With nearly 1,700 homes for sale and 42 days as the average time on market, buyers have the leverage to take their time and shop around.

Sellers, if you're entering the market, be prepared for more back-and-forth on your asking price. With inventory holding steady and buyers still cautious, setting a realistic price from the start is the best way to avoid a long wait. Nearly a third of homes are seeing price cuts, which means overpricing will likely just delay your sale.

What This Week Means For You

Nationally, the Federal Reserve held interest rates steady, so mortgage rates are sticking around 6.5%. This isn't making it any easier for buyers to afford a home, and it's one of the main reasons activity is a bit muted. At the same time, Idaho's strong job numbers-especially in tech and agriculture-could keep demand healthy for starter homes. Globally, higher building material and fuel costs are squeezing household budgets, so buyers may be a bit more conservative with their offers. Sellers should be aware that buyers are factoring these higher costs into their decisions and negotiating accordingly.

For those watching the market for signs of major change, the current environment suggests slow, steady price appreciation-think 3-5% a year, rather than the wild swings we've seen in the past. It's a cautious but stable time, giving both buyers and sellers some breathing room.

Camille's Take

As someone who's always been detail-oriented-thanks to my years in accounting before real estate-I'm paying close attention to just how balanced things feel right now. I tell my clients that this kind of steady market rewards preparation and honesty. For buyers, it's the perfect time to be thorough and explore all your options, especially since new listings are coming to market at lower price points than the overall average. Sellers, my advice is to price with intention and be open to negotiation, because buyers are weighing every dollar. I'm always happy to meet face-to-face and walk through your numbers or talk strategy-this is the kind of market where clarity really pays off.

If you're on the fence about making a move, now's a good time to take stock of your goals and get clear on what matters most to you. Boise's market is offering the gift of time and choice, and that's something we haven't seen in a while.