November 13, 2026 • Ada County existing-home market report
Ada County Resale Market Update: Why Winter Sellers Face Less Competition in 2026
The fall resale numbers point to an opportunity that too many home sellers overlook: reduced competition going into winter. Our latest analysis of Boise Regional REALTORS® statistics separates existing/resale homes from new construction so the comparison reflects the market where established homeowners compete.
The resale market, not new construction
All figures in this comparison describe existing/resale single-family homes in Ada County. They are not city-only figures for Boise, Meridian or Eagle, and they exclude new construction. Each market segment and price range behaves differently; a property-specific comparative market analysis is essential.
Source: Boise Regional REALTORS® / Intermountain MLS, July–October monthly market stat sheets and the October 2026 Existing/Resale report dated November 10, 2026. October 2025 figures use the updated comparison values in the October 2026 report.
How resale prices have changed
In 2026, the resale median climbed to $600,000 in July, then eased to $579,900 in August, $561,065 in September and $556,000 in October. That is a 7.3% decline from July's median; however, October remained 3.9% above the revised October 2025 median of $535,000. The fall retreat does not by itself mean individual properties lost 7.3% of their value: changes in which homes sold affect the median. In particular, the age, location and price mix of resales shifts month to month.
At the same time, inventory has tightened steadily: 1,067 active resales in July 2026, 991 in August, 955 in September and 892 in October. October's 892 homes were 157 fewer than the 1,049 reported for October 2025. That is meaningful competition reduction even though buyers still compare condition, location, financing costs and asking price.
2025 vs. 2026: detailed resale statistics
| Month | 2025 median | 2026 median | 2025 inventory | 2026 inventory | 2025 sales | 2026 sales |
|---|---|---|---|---|---|---|
| Jul | $549,900 | $600,000 | 1,208 | 1,067 | 609 | 658 |
| Aug | $560,000 | $579,900 | 1,198 | 991 | 555 | 658 |
| Sep | $549,900 | $561,065 | 1,139 | 955 | 512 | 610 |
| Oct | $535,000 | $556,000 | 1,049 | 892 | 529 | 512 |
These are monthly snapshots and monthly closed-sales counts—not a measure of the likelihood that an individual listing will sell. The October 2026 published comparison revises the year-earlier October sales figure to 529 and resale median to $535,000; those figures differ slightly from the originally released October 2025 one-page stat sheet.
Why November and December may favor prepared sellers
The previous winter illustrates the opportunity. From October to December 2025, Ada County's available resale inventory fell from 1,049 to 614 homes (−41.5%), while monthly closed resale sales fell from 529 to 405 (−23.4%, using the revised October comparison). Even in December, hundreds of resale homes closed. The pool of competing listings contracted much faster than the monthly volume of completed sales.
That does not prove any one home will sell more quickly in winter. Inventory is a month-end snapshot; closings reflect contracts that may have been signed weeks earlier, and seasonal changes involve both buyers and sellers. But it disproves the assumption that winter means no buyers. With fewer comparable resale homes available, a well-presented, accurately priced listing can receive attention from serious buyers who still need to move.
What the data means for your asking price
- Price against current competition. Evaluate recently closed comparable resales, active listings and properties under contract—not the countywide median alone.
- Watch showing activity. The October 2026 report puts existing-home days on market at 31, compared with 35 in its October 2025 comparison. The right target is your home's segment, not the county average.
- Present the home for winter. Excellent photographs, flexible showing access and a clear description of the home's practical features matter when daylight is limited.
- Compare net proceeds. An extra month of carrying costs and price concessions can outweigh an anticipated seasonal premium. Consider both winter and spring plans on estimated net proceeds.
Keep more of your home's equity with a $3,777 flat listing fee
208 Premier Real Estate offers full-service seller representation with a $3,777 flat listing fee, subject to the listing agreement, helping sellers retain more of their proceeds.
For perspective, a hypothetical 3% listing-side fee on a $600,000 sale is $18,000. A $3,777 listing fee is $14,223 less, before considering other transaction expenses or contractual fees. Buyer-agent compensation is separately negotiable, and total proceeds depend on the terms of your transaction.
Resale homeowners should receive a marketing and pricing plan tailored to the property, not a one-size-fits-all promise about the season. A flat fee changes the seller's potential costs; it does not change the importance of professional representation, pricing or negotiation.
Get your home's winter selling analysis
Find out how many resale homes compete directly with yours, what buyers have recently paid and what your estimated net proceeds could look like under a $3,777 listing plan.
Explore full-service flat fee selling · Call Jeff at (208) 807-7789
Data attribution: Boise Regional REALTORS® and Intermountain MLS. October 2026 report data as of November 10, 2026. Statistical counts are deemed reliable but not guaranteed, and do not encompass every transaction. The market analysis and conclusions in this article are independently prepared by 208 Premier Real Estate. Historical results do not guarantee future performance. Pricing and fee examples are illustrative; consult the listing agreement for actual terms.