Treasure Valley Market Report: Every City Ranked, February 2026 (Real MLS Data)
Which Treasure Valley city gives you the best value right now?
The honest answer: they all still favor sellers.
But the differences between cities are real, and if you're deciding where to focus your search or when to list your home, those differences matter.
Every number in this report comes directly from Intermountain MLS data for single-family homes sold between December 1, 2025 and February 28, 2026.
No estimates. No national averages. Real local numbers from Idaho's own IMLS.
How This Ranking Works
Each city is ranked by months of inventory, days on market, and sale-to-list price ratio.
Months of inventory is the most telling number of the three.
Under 3 months is a strong seller's market.
Between 3 and 5 is a moderate seller's market, still favoring the seller.
Over 6 months is when buyers start having real leverage.
Every single city on this list is under 5 months of inventory right now.
The whole valley still favors sellers, even the "coolest" markets you'll see below.
Keep that in mind as you read.
There is no buyer's market hiding anywhere in this data.
The Three Hottest Markets: Boise, Meridian, and Caldwell
Boise is the fastest-moving market in the valley, with just 1.8 months of inventory and a median sale time of 22 days.
364 active listings.
596 homes sold in the last 90 days.
Median sale price: $515,000.
Homes are selling at 98.7% of list price, which means buyers aren't negotiating much off asking.
The 22-day median is the number to focus on.
A well-priced home in Boise is typically gone in about three weeks.
If you're a buyer here, you don't have time to think it over for a week.
Meridian runs neck-and-neck with Boise on price at $514,945 median, but it has slightly more inventory at 2.3 months.
Here's the interesting part: homes in Meridian are selling at 99.2% of list price, which is actually higher than Boise.
More supply than Boise, but buyers are still paying closer to full price.
Demand is soaking up new listings almost as fast as they come in.
Caldwell is the city that surprises most people on this list.
It's the third hottest market in the valley, at 2.4 months of inventory.
Median sale price: $420,000.
That makes it the most affordable of the three hottest cities on this list.
For buyers priced out of Boise, Caldwell is a competitive market, not a fallback.
Homes are selling at 99% of list price.
You won't lowball your way into a Caldwell house any more than you would in Boise.
The data and the reputation of Caldwell don't match.
Buyers who figure that out first are winning.
The Middle of the Pack: Star, Nampa, and Kuna
Star, Nampa, and Kuna all sit at or just over 3 months of inventory, which still puts them firmly in seller territory.
Star stands out in this group because of its price point.
At $621,083 median, it costs a lot more than Nampa and Kuna, but it's still moving homes in a 31-day median.
Star is a faster market than most buyers expect at that price level.
If you're considering Star as a move-up option, don't assume you'll have extra time to decide.
Nampa has the most active listings of any city in this entire report, at 506.
But it also closed 505 homes in the last 90 days.
New listings come in, and buyers snap them up just as fast.
Nampa is burning through its own inventory almost as fast as it builds up.
Median price is $436,000, and sale-to-list is 99.5%.
Buyers here are paying near full asking price, over and over.
Kuna comes in at $449,900 median with a 99.56% sale-to-list ratio, the highest of any city in this report.
Homes sit slightly longer here at a 42-day median, but when they sell, they sell at nearly full price.
If you're shopping in Kuna, expect strong competition on well-priced homes even if the overall pace feels a little slower than Boise.
Eagle and Middleton: The Most Room to Breathe
Eagle and Middleton have the most inventory relative to demand in the valley, giving buyers slightly more options and slightly more time to decide.
Eagle's median price is $944,000, the highest in the valley by a wide margin.
With 4.1 months of inventory, buyers in Eagle have more choices and a little more leverage than anywhere else on this list.
Homes are selling in 35 days at 99.1% of list price.
Even the most balanced market in the valley isn't giving buyers deep discounts.
If you're considering Eagle, I'd also suggest reading 5 things to know before buying a luxury home in Eagle before you start touring.
Middleton is the most interesting data point in this entire report.
It has the most inventory of any city at 4.7 months, which sounds like a buyer's market on paper.
But look at the median days on market: 24 days.
That's the second-fastest median sale time in the entire valley, right behind Boise.
The average days on market is 47, which means some listings are sitting a lot longer.
The gap between 24 and 47 is the overpriced inventory pulling the average up.
The lesson: in Middleton, a well-priced home moves fast.
An overpriced one sits until the seller comes to their senses.
If you're a seller in Middleton, this is exactly why starting at the right price matters more than testing the market high and hoping.
If you want to dig into specific neighborhoods across these cities, I put together a breakdown of the top 10 Treasure Valley subdivisions generating the most buyer interest right now.
What This Means If You're Buying or Selling Right Now
For sellers: you have the advantage in every single city on this list.
Sale-to-list ratios above 98.7% everywhere mean buyers are not getting big discounts in any city.
Price it right and you'll close near asking.
Overprice it and you'll sit, which is what's happening to the homes dragging the average DOM up in cities like Middleton and Caldwell.
For buyers, the negotiating room is thin everywhere, but it is not zero.
Eagle and Middleton give you the most time and the most options.
Boise, Meridian, and Caldwell give you the least.
In every city, you need to be pre-approved and ready to move before you start touring.
Buyers who lose out are almost always the ones who find a home they love and then start getting pre-approved.
Wondering how these prices compare to Denver, Austin, or Phoenix?
I put together a breakdown of how the Treasure Valley stacks up against five major U.S. metros here.
The Treasure Valley is still one of the best value markets in the West, even at these prices.
Quick Recap
Hottest markets:Boise (1.8 months, 22-day median DOM, $515K), Meridian (2.3 months, $514,945), Caldwell (2.4 months, $420K)
Middle pack:Star (3.0 months, $621K), Nampa (3.0 months, $436K), Kuna (3.1 months, $449,900). All at 99%+ sale-to-list ratio.
Most inventory:Eagle (4.1 months, $944K) and Middleton (4.7 months, $501,995). Best options for buyers who need more breathing room.
The entire Treasure Valley is under 5 months of inventory. No city is a true buyer's market.
Sale-to-list ratios are above 98.7% everywhere. Buyers are paying close to asking price across the board.
Ready to see what's available in your target city?
Browse current listings across the Treasure Valley here.
Or reach out directly and I'll put together a custom list of homes that match what you're looking for.
