Current market conditions across Boise, Meridian, Eagle, Nampa, and the greater Treasure Valley — sourced from IMLS data.
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| City | Median List | Median Sale | Sale/List | $/SqFt | DOM | For Sale |
|---|---|---|---|---|---|---|
| Boise | $596,500 | $596,500 | 99.0% | $301 | 34 | 970 |
| Meridian | $579,900 | $579,900 | 99.0% | $267 | 33 | 1,200 |
| Eagle | $975,000 | $975,000 | 84.0% | $332 | 43 | 620 |
| Nampa | $472,500 | $472,500 | 99.5% | $245 | 29 | 1,000 |
| Star | $669,000 | $669,000 | 100.0% | $272 | 32 | 533 |
| Caldwell | $454,800 | $454,800 | 100.0% | $238 | 32 | 694 |
| Kuna | $499,900 | $499,900 | 100.0% | $263 | 35 | 743 |
| Middleton | $654,900 | $654,900 | 99.0% | $268 | 37 | 331 |
*Data sourced from Intermountain MLS (IMLS) as of April 2026.
The Treasure Valley housing market spans a wide price range across its eight primary cities, from Caldwell's median of $454,800 to Eagle's $975,000 — giving buyers options at virtually every budget. The data clearly shows a tale of two markets: Ada County cities like Boise, Meridian, and Eagle command significant premiums for their proximity to employment centers and luxury amenities, while Canyon County cities like Nampa and Caldwell offer more accessible entry points for first-time buyers and investors. What's particularly interesting is the relationship between price and days on market. Despite higher prices, homes in Boise and Meridian are moving in just over a month, indicating strong, sustained demand for central locations even as the broader market finds its footing.
The Treasure Valley market in 2026 is best described as competitive but stabilizing — sale-to-list ratios hovering at 99% indicate homes are selling very close to asking price, but rising inventory and moderating days on market are giving buyers more breathing room than any point since 2020. We are no longer seeing the frantic, sight-unseen bidding wars that defined the pandemic era, but we are also not seeing a market crash or significant price deterioration.
Instead, we are experiencing a return to historical norms. Sellers who price their homes accurately based on current comparable sales are still finding success, often securing offers within 30 to 45 days. However, sellers who overprice their properties out of the gate are being forced into price reductions as buyers exercise more caution and diligence. The increase in active listings means buyers finally have the luxury of choice, allowing them to negotiate on terms, request repairs, and take the time necessary to make one of the most significant financial decisions of their lives. It's a balanced market that rewards preparation on both sides of the transaction.
The Treasure Valley experienced one of the nation's sharpest appreciation cycles between 2020 and 2022, with median prices jumping 40–60% across most cities before interest rate increases triggered a correction through 2023. During that explosive growth period, the influx of out-of-state buyers, combined with historically low mortgage rates, created an unprecedented supply-and-demand imbalance. Homes were selling in hours, often for tens of thousands of dollars over asking price, and contingencies were routinely waived.
When mortgage rates climbed sharply in 2022 and 2023, the market hit the brakes. We saw a necessary correction where prices softened slightly and inventory began to rebuild. Now, in 2026, the market has absorbed that shock. Prices have largely stabilized at their new, higher baselines, and appreciation has returned to a more sustainable, single-digit annual pace. The wild swings are behind us, replaced by a steady, predictable market rhythm that feels much more like 2018 or 2019 than the chaotic pandemic years.
Ada County and Canyon County make up the core of the Treasure Valley, and their real estate markets serve different buyer profiles — Ada County commands median prices 30–50% higher than Canyon County but offers closer proximity to Boise's employment centers and top-rated school districts. Ada County, home to Boise, Meridian, Eagle, and Star, is the economic engine of the region. Buyers here are often willing to pay a premium for shorter commutes, established neighborhoods, and access to premium amenities like the Boise River Greenbelt and downtown cultural attractions.
Canyon County, encompassing Nampa, Caldwell, and Middleton, has traditionally been the valley's affordable alternative, but it has evolved into a powerhouse market in its own right. As Ada County prices pushed many buyers westward, Canyon County responded with massive new construction developments, upgraded infrastructure, and revitalized downtown areas. Today, Canyon County offers larger lot sizes, a slightly more rural feel, and significantly more purchasing power, making it the destination of choice for many growing families and first-time buyers.
Idaho is a non-disclosure state, meaning home sale prices are not public record — this makes automated valuation tools like Zillow's Zestimate highly unreliable for Treasure Valley properties. When a home sells in Idaho, the final purchase price is recorded in the Multiple Listing Service (MLS) for real estate professionals, but it is not handed over to the county assessor or made available to public websites. Because algorithms rely on public data to calculate their estimates, they are essentially guessing when it comes to Idaho real estate.
This lack of data often leads to online estimates being off by tens of thousands of dollars, either falsely inflating a homeowner's expectations or drastically undervaluing their equity. If you want to know what your home is actually worth in today's market, you need a Comparative Market Analysis (CMA) prepared by a local professional with direct access to actual closed sales data. Get your free, accurate home valuation here.
Both cities are selling above list price (100.3% and 100.5%). Sellers in these markets can expect strong competition and above-asking offers.
At 22 median days on market, Boise is the fastest-moving major city. Well-priced homes attract multiple offers quickly.
Eagle's median sale has reached nearly $770,000 — luxury equity is at an all-time high for sellers in this market.
Caldwell ($238/sqft) and Nampa ($245/sqft) offer the best price per square foot for buyers who can commute.
DOM of 34-51 days in Canyon County gives buyers more time to evaluate without the immediate pressure of Ada County.
$515K median, top-ranked schools, and 31 DOM makes Meridian the best balance of value, quality, and demand.
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