Selling a Home in Ada County: Market Insights – August 2026

August brought something the Ada County housing market hasn’t delivered much of this year:

Stability.

After months of rising prices and strong sales activity, August looked a lot like July on the surface. The median sales price dipped slightly, closed sales barely changed, and inventory remained almost flat.

But underneath those headline numbers, the market is becoming more divided by location, age, and property type.

That matters if you’re responsible for selling an inherited property.

As an Estate & Inherited Property Specialist serving Boise, Meridian, Kuna, Eagle, and Star, I don’t believe estate decisions should be made from countywide averages alone. The useful question is not simply, “What is the Ada County market doing?”

It’s:

What is the market doing for this specific property?

August provides a perfect example of why that distinction matters.

Ada County Prices Remain Near Historic Highs

The median price for an Ada County single-family home finished August at $595,000.

That represents:

• 6.9% growth year-over-year
• A modest 1.2% decline from July
• A year-to-date median of $568,000, up 1.4% from the same period last year

July’s $602,000 median came within striking distance of the county’s historic peak. August stepping back to $595,000 doesn’t erase that strength.

Instead, it suggests the rapid upward movement may be leveling out.

For heirs and personal representatives, this is an important reminder:

Near-record pricing does not mean every property is at its peak—and it does not mean waiting automatically creates a better outcome.

That decision still has to be made property by property.

Sales Flattened—but Remained Strong

Ada County recorded 955 closed sales in August, only nine more than July.

That’s essentially flat month-over-month.

But compared with August 2025, sales were still up 14.8%.

Year-to-date, Ada County has recorded 6,858 sales, also up 14.8% from the same period in 2025.

That tells me the market is not stalling.

It is stabilizing.

And there’s a big difference between the two.

A stabilizing market still rewards sellers—but increasingly, it rewards sellers who understand exactly what they’re competing against.

Resale Homes Remain Especially Important for Estate Sellers

Most inherited properties fall into the resale category, and August’s numbers remain favorable.

Existing homes recorded:

• 658 closed sales, up 17.9% year-over-year
• Median sales price: $579,900
• 30 average days on market
• 991 homes in inventory
• 1.9 months of supply

That 1.9 months of resale inventory is especially significant.

It means resale supply remains relatively tight even as new construction continues adding options for buyers.

For an estate seller, that can be an advantage.

But only if the property is positioned correctly.

Boise and Meridian Are Telling Very Different Stories

This is one of August’s most useful market insights.

According to the stat sheet:

• Meridian accounted for 39% of new homes sold
• Meridian also represented 41% of homes sold that were 1–10 years old
• Boise accounted for 75% of homes sold that were 31 years or older

That is a huge strategic distinction.

An older inherited home in Boise is operating in a very different competitive environment from a newer home in Meridian.

Buyers looking in Boise may be prioritizing:

• Established neighborhoods
• Location
• Mature landscaping
• Character
• Larger lots
• Proximity to downtown or employment centers

Buyers in Meridian may be comparing:

• New construction
• Builder incentives
• Modern floorplans
• Energy efficiency
• HOA amenities

A single “Ada County pricing strategy” cannot properly account for both.

Older Homes Still Have a Strong Place in the Market

August’s data again reinforces something we’ve seen throughout 2026:

Older does not mean undesirable.

The median price for homes 20 years or younger was approximately $600,000 or higher, while homes older than 20 years were closer to $500,000.

At first glance, that may look like a disadvantage for older homes.

But price alone doesn’t tell the story.

Boise accounted for most of the older-home sales, and Boise homes averaged only 22 days on market—far faster than Eagle, Kuna, and Star.

That suggests older homes can still sell very efficiently when location and value align.

For estate properties, that’s critical.

The question should not be:

“Is the house old?”

The better question is:

“What does this home offer that buyers in this specific location value?”

Inventory Is Stable Overall—but New Construction Is Growing

Ada County ended August with 1,979 homes on the market, almost unchanged from July.

Overall inventory was:

• 10.6% lower than last year
• Up just 0.2% month-over-month

But the composition of that inventory shifted.

Resale inventory actually declined 7.1% month-over-month, while new-construction inventory increased 8.7%.

That matters because estate sellers are increasingly competing against a growing pool of new homes—even though resale supply remains tight.

The answer is not to imitate new construction.

It is to differentiate the property.

New Construction Is Creating Buyer Choice

New construction ended August with:

• 297 closed sales
• $629,000 median sales price
• 54 days on market
• 988 homes in inventory
• 3.4 months of supply

Compare that with resale:

• $579,900 median
• 30 days on market
• 1.9 months of supply

The difference is substantial.

New homes are more expensive and taking longer to sell, but builders can offer incentives that individual sellers cannot.

Estate homes therefore need to compete on a different axis:

• Price
• Location
• Lot
• Character
• Flexibility
• Immediate possession
• Established neighborhood

Those differences need to be communicated clearly in the marketing.

Pending Sales Slowed—but Remain Above Last Year

Ada County ended August with 1,269 pending sales, down 8.2% from July but still up 11.2% year-over-year.

Almost half of those pending transactions were scheduled to close in September.

So the market still has a healthy pipeline.

But the month-over-month slowdown is worth watching.

It suggests buyers are still active—but perhaps becoming more deliberate.

That’s precisely the kind of environment where pricing mistakes become more costly.

Days on Market Are Beginning to Stretch

Homes averaged 37 days on market in August.

That’s still 9.8% faster than one year ago—but about 9% slower than July.

Resale homes averaged 30 days.

New construction averaged 54.

And location mattered significantly:

• Boise: 22 days
• Eagle: 40 days
• Kuna: 41 days
• Star: 47 days

That gap reinforces one of the central lessons of this entire Market Insights series:

There is no single Ada County market.

There are overlapping micro-markets.

And an estate seller needs to know which one the property actually belongs to.

What August Means for Heirs and Personal Representatives

For families managing an inherited home, August gives us four practical takeaways.

1. Prices Remain Strong

The countywide median is still near $600,000.

That creates a favorable backdrop for sellers.

2. Resale Inventory Is Tight

Only 1.9 months of resale supply means well-positioned existing homes can still attract strong interest.

3. New Construction Is Expanding

Builders are adding competition, especially in Meridian and Kuna.

That makes positioning increasingly important.

4. Location Matters More Than the Countywide Average

Boise homes are moving much faster than several surrounding cities.

The property’s specific location should drive the strategy.

Should an Estate Sell Now—or Wait?

August provides a useful moment to revisit this question.

Prices remain high.

Demand remains healthy.

Resale supply remains tight.

But pending sales have softened month-over-month, days on market increased, and new-construction inventory is rising.

That doesn’t mean the market is weakening dramatically.

It means the risk-reward equation is changing.

An estate considering waiting should ask:

• What does holding the property cost each month?
• Is there a realistic reason to expect substantially greater value later?
• Will additional competition emerge?
• Does the property need work?
• Is the family prepared to continue managing it?

Waiting should have a purpose.

“Maybe prices go higher” is not a strategy.

Don’t Let a Strong Market Hide a Weak Plan

One of the most dangerous things about a healthy market is that it can make poor decisions look acceptable.

A property may still sell despite:

• Overpricing
• Weak preparation
• Poor marketing
• Delayed maintenance
• Unnecessary renovations

But “it sold” is not the same as “the estate made the best decision.”

For heirs and personal representatives, the objective should be broader:

Maximize net value. Minimize unnecessary expense. Reduce risk. Simplify execution.

That’s where strategy matters.

Before You List, Understand the Property’s True Competitive Position

August’s numbers show a market that is stable—but increasingly segmented.

That makes property-specific analysis more valuable than ever.

If you’ve inherited a home in Boise, Meridian, Kuna, Star, Eagle, or elsewhere in Ada County, I can help you evaluate:

• What the property is worth today
• What improvements actually make financial sense
• What competing properties buyers will see
• Whether selling now or waiting better serves the estate
• How to position the home against both resale and new construction

The goal isn’t simply to put the home on the market.

It’s to understand the market well enough to make the right decision before you do.

These Ada County market insights are designed to help you make that decision with confidence.