Chris Budka Real Estate
Treasure Valley Market Dynamics
August 2026 • Ada + Canyon CountyHey, it’s Chris.
Every month I pull the actual Intermountain MLS numbers for our corner of Idaho and translate them into plain English — no national headlines, no doom-scrolling, just what’s really happening between the Foothills and the Snake River. Here’s where the Valley stands as we close out summer.
01
The Valley at a glance
Ada County
Canyon County
What it means: Under two months of supply in both counties is still a seller-leaning market — but a calm one, not the frenzy of a few years back. Homes are closing right around 97–98% of list and taking about five weeks to do it. Translation: well-priced homes are still moving, and buyers finally have a beat to breathe and negotiate. Balanced, steady, and healthy.
What I’m seeing on the ground
The showings that turn into offers this month are the ones priced at the market, not a wish above it. I’m watching sharp, prepped homes still draw multiple looks in the first weekend — while anything reaching for last year’s peak sits and eventually trims. Buyers are patient and pre-approved, and they’re rewarding condition and honesty on price.
02
Ten years of appreciation
Ada County average sold price, 2017→2026
Ada’s average sold price has climbed from $277,807 in 2017 to $633,388 today — and this year it’s still ticking up (+1.0%) after a shallow dip in 2023. Canyon County has run even harder: from $183,392 to $446,750 over the same decade (+1.5% this year), the fastest percentage growth in the Valley. Slow, durable, and still positive — exactly the kind of appreciation that builds real wealth.
03
Your zip, by the numbers
Median sold • $/sq ft • avg days on market • year-over-year. Sorted high to low.
Ada County
| Area / Zip | Median | $/SF | DOM | YoY |
|---|---|---|---|---|
| NE Boise 83712 | $869,650 | $389 | 34 | +6.3% |
| Eagle 83616 | $800,000 | $350 | 52 | +1.3% |
| N Boise 83702 | $778,500 | $417 | 37 | +0.2% |
| SSE Boise 83716 | $682,000 | $338 | 35 | +4.5% |
| NW Boise 83714 | $630,000 | $328 | 41 | +2.6% |
| Star 83669 | $580,000 | $279 | 45 | −1.0% |
| NW Boise 83703 | $550,000 | $336 | 30 | +3.3% |
| N Meridian 83646 | $535,000 | $272 | 38 | −1.3% |
| SE Boise 83706 | $529,950 | $353 | 31 | +0.5% |
| S Meridian 83642 | $520,000 | $275 | 39 | +2.0% |
| South Boise 83709 | $495,000 | $266 | 31 | +1.5% |
| W Boise/Garden City 83713 | $485,000 | $264 | 32 | +3.2% |
| Kuna 83634 | $439,900 | $253 | 35 | +1.3% |
| West Boise 83704 | $435,000 | $263 | 29 | +4.3% |
| Bench 83705 | $433,950 | $299 | 30 | −0.5% |
Canyon County
| Area / Zip | Median | $/SF | DOM | YoY |
|---|---|---|---|---|
| Middleton 83644 | $485,000 | $266 | 41 | +2.6% |
| S Nampa 83686 | $415,000 | $246 | 37 | +1.9% |
| NE Nampa 83687 | $410,000 | $255 | 36 | +4.1% |
| SW Caldwell 83607 | $400,000 | $253 | 39 | +0.8% |
| NW Caldwell 83605 | $370,000 | $224 | 35 | +2.0% |
| NW Nampa 83651 | $365,000 | $230 | 37 | −0.3% |
| Parma 83660 | $352,500 | $200 | 44 | +3.6% |
Low-volume rural zips (Greenleaf 83626, Melba 83641, Wilder 83676) had too few sales this period for a reliable median — reach out and I’ll send those numbers on request.
Want the full breakdown for your zip?
These are 12-month medians. If you want to know what your specific street, price band, or neighborhood is doing right now — and what your home would realistically fetch today — I’ll pull it and send it back, no obligation.
Get my personalized zip report →04
Around the Valley
Where I’m eating and caffeinating this month.
🍴 Restaurant of the month
Lost River Tavern — Boise
Just opened in Boise this August: family-style pizza and honest comfort food in a room built for a table full of people. It’s the kind of easy, unpretentious neighborhood spot the Valley does best — go hungry and bring the crew.
☕ Coffee I’m loving
Mindful Coffee — Meridian
Organic ingredients, gluten-free pastries baked in-house, and a matcha/kombucha/cold-brew lineup that’s become my new work-between-showings spot. It opened in Meridian this spring and is already adding a downtown Boise location for late fall — get in on the ground floor.
Chris’s tip: If you’re even thinking about selling next spring, the move to make this fall is the boring one — knock out the small deferred stuff now (paint, that leaky faucet, the fence board). In a market rewarding condition at 97–98% of list, the prepped homes are the ones still selling fast. Want a free walk-through punch list? Let’s set it up.
05
Explore by area
Tap the one that fits what you’re curious about.
Thanks for reading — and for trusting me with your questions about this Valley we get to call home. Got a question about your street, your timing, or your number? Reach out anytime — a real person (me) answers every one.
Chris Budka
Chris Budka Real Estate • brokered by Canopy Realty
[email protected]
