Boise Housing Market, Week of July 6, 2026

Boise Market Pulse

Week of July 6 · from Camille Hubbard'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.

Homes across Boise are taking longer to sell and buyers are getting pickier, but prices are not falling everywhere. In fact, resale homes saw a small bump in asking prices even as they sat on the market longer. New construction, on the other hand, is seeing both prices and demand slip. If you are weighing a move, the market is sending mixed signals, and the biggest gap right now is between what sellers hope for and what buyers are willing to pay.

For buyers, the uptick in mortgage rates is starting to bite. The cost to borrow is up again this week and that is nudging some would-be buyers to the sidelines or forcing them to rethink their budgets. Sellers are noticing the slowdown too, as more homes linger unsold and price cuts become more common, especially on brand new builds.

Existing homes

Resale homes are holding a bit firmer on price. The median asking price for an existing home is now $647,710, up $5,780 from last week. That is a reversal from last week’s dip, but it comes with a catch: homes are sitting longer, now taking a typical 31 days to get an offer, which is four days slower than last week. The number of active listings dropped slightly to 974, down by 11 homes, which means some sellers may be giving up or postponing their plans.

Pending sales in existing homes are showing more softness. The price on homes going under contract slipped to $581,420, down $8,180 from last week. These homes are getting snapped up in about 11 days, just a hair slower than before. Fewer homes are going under contract as well, with pending listings down by three. To me, this signals that buyers are negotiating harder and sellers are having to adjust their expectations, especially after a few weeks of longer waits.

New construction

Brand new homes are facing stiffer headwinds. Builders dropped their median asking price to $673,468, down $5,689 from last week. This is the second week in a row that new construction prices have fallen, following a bigger cut last week. The supply of new builds is actually up, with 394 homes for sale, nine more than the week before. They are sitting even longer, with the typical new home now on the market for 64 days.

Pending sales for new construction are also under pressure. The median price for homes under contract is $635,540, down $4,598. Only 163 new builds are pending, four fewer than last week. These pending homes are taking 56 days to get an offer, which is two days slower. If I had to guess, builders are starting to feel the squeeze from higher borrowing costs and a more cautious buyer pool. That means more room to negotiate if you are shopping for something brand new.

The bigger picture

The national story is all about rates and inflation, but what matters in Boise is how those forces are shifting the balance between buyers and sellers. Mortgage rates jumped again this week to 6.77 percent, which raises monthly payments by hundreds of dollars on a typical home. That is enough to price some buyers out, especially those trying to move up. The Fed is not signaling relief any time soon, so expect rates to stay elevated for the rest of the summer.

On the ground, that means buyers have more choices and more bargaining power, especially on homes that have been sitting for over a month. Sellers, especially those with new construction, need to be realistic about pricing and prepared for longer waits. If you are buying, patience could be your best tool. If you are selling, flexibility is key. Both sides should expect more negotiation and a slower pace than we saw earlier this year.

Even though the market feels sluggish in places, these stretches often lead to better opportunities for those who are willing to look past the headlines. Whether you are thinking of moving or just keeping an eye on your investment, staying informed is the best way to make decisions that work for you.