A More Balanced Housing Market
The housing market is in a much healthier position than it was from 2023 through 2025, but we're not seeing a major boom either. The biggest trend is a gradual shift away from an aggressive seller's market and toward a more balanced environment for both buyers and sellers.
National Market Outlook
What's Improving
Inventory levels are rising across many markets, giving buyers more options and a little more negotiating power.
Home sales are expected to increase modestly as pent-up demand begins to return.
Price appreciation has slowed considerably. Instead of the double-digit gains we saw in previous years, many markets are seeing flat to modest growth.
What's Still Challenging
Mortgage rates remain the biggest hurdle. While rates have stabilized, they're still significantly higher than the historically low rates many homeowners locked in a few years ago.
Affordability continues to be a concern, especially for first-time buyers who are facing higher monthly payments and elevated home prices.
Boise & Treasure Valley Outlook
The Boise market is following a slightly different path than many other parts of the country.
The good news? Boise is cooling—not crashing.
Home values have generally remained stable, with prices hovering around the $495,000 to $505,000 range. Inventory has improved compared to the extreme shortages we experienced over the past few years, creating more opportunities for buyers.
At the same time, the market is becoming more balanced. Sellers can no longer expect multiple offers within a weekend simply because they listed a home. However, well-priced and well-presented properties are still attracting strong interest and moving relatively quickly.
Why Boise Remains Strong
Several factors continue to support the Treasure Valley housing market:
Ongoing migration into Idaho.
Continued job growth and major economic investments, including expansion tied to Micron and other large employers.
Many homeowners are holding onto ultra-low mortgage rates, limiting the number of homes coming onto the market and helping prevent a significant oversupply.
What This Means for Buyers
If you're looking to purchase this summer, you likely have more leverage than buyers have had in years.
More inventory means more choices.
There's a better chance of negotiating repairs, closing costs, or mortgage rate buydowns.
Bidding wars are less common in many neighborhoods.
What This Means for Sellers
Sellers can still achieve excellent results, but strategy matters more than ever.
Overpriced homes are sitting on the market longer.
Updated, move-in-ready homes continue to perform well.
Buyers are negotiating more aggressively than they did during the pandemic-era market.
Overall, summer 2026 is shaping up to be one of the most balanced housing markets we've seen in years. It's certainly more favorable for buyers than the markets of 2021 through 2024, but it's not weak enough to create widespread bargain opportunities.
Here in Boise and throughout the Treasure Valley, I would describe the market as stable with a slight softening not declining. Opportunities exist for both buyers and sellers, but success will come from being informed, realistic, and prepared to act when the right opportunity presents itself.
