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Ada County Median (Feb 2026): $538,000 +1.5% YoY  |  Ada Sales: 647 homes +6.8% YoY  |  Ada DOM: 60 days +15.4% YoY  |  Ada Supply: 2.0 months  |  Canyon Median: $441,990 +6.0% YoY  |  Canyon DOM: 63 days  |  Canyon Supply: 2.4 months

The Big Picture: Stable, Not Spectacular

The Treasure Valley's housing market in spring 2026 is best described as stable. Prices are rising, but slowly. Sales activity is up year-over-year in Ada County, and both markets remain technically in seller's market territory given inventory below the balanced-market benchmark. At the same time, the frenetic pace of 2021 and 2022 is firmly in the past. Homes are sitting longer. Buyers have more options than they did two years ago. And sellers who expect to replicate peak-era results without peak-era pricing discipline are learning that the market has moved on.

Ada County's median sale price reached $538,000 in February 2026, a 1.5% increase from the same month a year earlier. Canyon County's median of $441,990 rose 6.0% year-over-year, reflecting ongoing demand from buyers seeking value alternatives to Ada County. Both figures represent meaningful appreciation from just a few years ago, with the region's long-term trends remaining intact.

Ada County: What the Numbers Mean for Buyers and Sellers

Ada County posted 647 single-family home sales in February 2026, up 6.8% from February 2025. That is a healthy sales pace for the month, reflecting genuine buyer demand as mortgage rates have moderated from their 2023-2024 peaks.

However, the 60-day average days on market, up 15.4% from a year ago, tells a more nuanced story. Homes that are priced at market and show well are still finding buyers. Homes that are overpriced or that need condition work not reflected in the list price are sitting and requiring price reductions.

With 2.0 months of supply in Ada County, the market remains in seller-favorable territory. A balanced market typically carries 4 to 6 months of inventory. For buyers, the extended days on market creates leverage that did not exist in 2021 and 2022, including room to request seller concessions toward closing costs and negotiate from overpriced starting points.

Canyon County: Stronger Appreciation, More Inventory Breathing Room

Canyon County's median sale price of $441,990 in February 2026, up 6.0% year-over-year, outpaced Ada County's 1.5% gain significantly. That dynamic reflects the continued migration of buyers priced out of Ada County looking to Canyon County for value.

Canyon County's 2.4 months of supply and 63-day average days on market show very similar market conditions to Ada County, with a slight loosening at the margins. For buyers, Canyon County remains the value option, with a median price roughly $96,000 below Ada County.

The Spring Seasonal Factor

The Treasure Valley's most active real estate season historically runs from March through June. Buyer traffic peaks in April and May, and new listing inventory typically builds through spring before leveling off in summer. In 2026, rate-sensitive buyers who have been waiting for additional movement in mortgage rates may re-engage as rates in the low-to-mid 6% range have stabilized and become the accepted norm.

You can view current listings across all Treasure Valley cities on our featured cities page to see what is actually available by area and price range.

What This Means If You Are Thinking About Buying

The current market favors buyers who are prepared and patient. Pre-approval is non-negotiable in a market where sellers still have multiple interested parties for well-priced homes. The extended days on market creates genuine negotiating opportunity. Homes that have been on the market for 45 to 90 days without offers are almost always either priced above comps or have a condition issue. In either case, there is room to structure a favorable offer.

Interest rate strategy matters. Buyers who find the right home at the right price should not hold out for a rate that may or may not materialize. The option to refinance when rates drop is a real one. Waiting for a perfect rate while home prices continue to appreciate modestly is a trade-off that often does not pencil out.

What This Means If You Are Thinking About Selling

Sellers who enter the spring market with accurate pricing, a well-prepared home, and realistic expectations about timelines are positioned for a solid result. The market has not turned against sellers. It has simply required them to earn their sale rather than assume it. Overpricing remains the single biggest mistake sellers make in this environment, and condition matters more than it did at peak.

Frequently Asked Questions

Is spring 2026 a good time to buy in the Treasure Valley?

Yes, with the right expectations. Buyers have more negotiating leverage than at the pandemic peak, inventory is higher than in 2021-2022, and home prices are appreciating modestly. The trade-off is that mortgage rates remain elevated relative to the 2020-2021 era.

Are home prices going to drop in the Treasure Valley in 2026?

Current data does not point toward a meaningful price correction. Ada County's 1.5% year-over-year appreciation and Canyon County's 6.0% gain suggest gradual, sustainable growth. Inventory at 2.0 months (Ada) and 2.4 months (Canyon) is still well below the level that historically precedes price declines.

How long will it take to sell my home in spring 2026?

Ada County homes averaged 60 days on market in February 2026. Well-priced, well-prepared homes often sell faster than that average. Overpriced or condition-challenged homes can sit for 90 or more days before a price reduction resets buyer interest.

Will mortgage rates come down in 2026?

Rates have stabilized in the low-to-mid 6% range and are expected to remain in that range based on current projections. Buyers should plan around current rates and treat any improvement as a future refinance opportunity rather than a reason to delay.

How do Ada County and Canyon County differ for buyers in 2026?

Ada County is more expensive with a median of $538,000 but includes Boise, Eagle, Meridian, and Star with strong employment bases. Canyon County's median of $441,990 makes it more accessible for buyers at lower price points. The choice often comes down to commute patterns and how much the Ada County premium is worth for your situation.

Questions About the Treasure Valley Market?

The Abmont Realty Group team watches these markets closely and can give you a specific read on what the data means for your home or your search. Call us at 208-789-4320 or reach out through our website to talk through your situation.