|
|
October 2026 · Ada + Canyon County
Treasure Valley
Market Report
|
|
Hey, it ’s Chris.
Once a month I pull our actual Treasure Valley numbers straight from the MLS, not the national headlines, and tell you what they mean for your street. No scare tactics and no “now ’s the perfect time!” Just an honest read from someone who ’s in these neighborhoods every day.
|
|
|
Here ’s the number that stops most people. The average Ada County home sold for $277,807 in 2017. Over the last twelve months, that average was $639,538
, up 130%
. Canyon County went even further: $183,392 to $450,041, up 145%
.
But the big number hides the real story. Every zip code is running its own race, and this fall a few of them are pulling ahead. Let ’s get into it.
|
|
01 · The Valley at a glance
Two counties, eight numbers
Ada County · 6,936 SOLD / 12 MO
Canyon County · 2,837 SOLD / 12 MO
What it means:
Ada County is sitting at 1.7 months of supply and Canyon County at 2.1. Both are still tight, but this is a calm, sensible market, not a frenzy. Homes are selling in about five weeks at roughly 97 ¢on the original asking dollar, and distressed sales are a rounding error. One thing I ’m watching: Ada County had 992 active listings at the end of October, compared with 1,126 a year ago, so buyers have fewer choices than last fall. Canyon County is still the Valley ’s value play, with a median about $144,900 below Ada ’s.
|
↳ What I ’m seeing on the ground
[CHRIS: 2 to 4 sentences from your own October. A showing, an offer, a closing, a street that surprised you. Write it like you ’re texting a friend. Delete this note before sending.]
|
|
|
02 · Ten years of appreciation
Ada County, year by year
| 2017 |
|
$277,807 |
| 2018 |
|
$325,015 |
| 2019 |
|
$362,202 |
| 2020 |
|
$427,004 |
| 2021 |
|
$574,569 |
| 2022 |
|
$609,177 |
| 2023 |
|
$589,729 |
| 2024 |
|
$609,574 |
| 2025 |
|
$626,975 |
| 2026 |
|
$639,538 |
Average sold price by year (2026 is the last twelve months). Look at the shape: a sprint from 2020 to 2022, a breather in 2023, then three years of steady, sustainable gains. Canyon County followed the same curve, from $183,392 in 2017 to $450,041 today.
|
|
03 · Your zip code
How your neighborhood is doing
Ada County
| Area |
Median |
$/SF |
Days |
YoY |
|
NE Boise 83712
|
$875,000 |
$390 |
29 |
+5.3% |
|
Eagle 83616
|
$830,000 |
$359 |
50 |
+5.1% |
|
N Boise 83702
|
$775,000 |
$428 |
36 |
+1.3% |
|
SSE Boise 83716
|
$675,000 |
$338 |
32 |
+3.5% |
|
NW Boise 83714
|
$625,000 |
$328 |
41 |
+3.5% |
|
Star 83669
|
$588,750 |
$280 |
43 |
+0.1% |
|
NW Boise 83703
|
$550,000 |
$341 |
28 |
+0.9% |
|
SE Boise 83706
|
$546,950 |
$355 |
29 |
+3.5% |
|
N Meridian 83646
|
$542,000 |
$273 |
36 |
-0.6% |
|
S Meridian 83642
|
$534,950 |
$276 |
38 |
+2.5% |
|
South Boise 83709
|
$490,000 |
$269 |
31 |
+0.9% |
|
W Boise / Garden City 83713
|
$487,250 |
$267 |
32 |
+3.8% |
|
Kuna 83634
|
$449,900 |
$255 |
35 |
+2.7% |
|
Bench 83705
|
$439,900 |
$301 |
29 |
+2.4% |
|
West Boise 83704
|
$435,000 |
$266 |
29 |
+3.9% |
Canyon County
| Area |
Median |
$/SF |
Days |
YoY |
|
Middleton 83644
|
$485,000 |
$266 |
41 |
+3.4% |
|
S Nampa 83686
|
$417,700 |
$249 |
37 |
+2.1% |
|
NE Nampa 83687
|
$415,000 |
$255 |
36 |
+4.7% |
|
SW Caldwell 83607
|
$405,000 |
$253 |
37 |
+1.1% |
|
NW Caldwell 83605
|
$374,000 |
$228 |
33 |
+3.2% |
|
NW Nampa 83651
|
$368,320 |
$234 |
35 |
+0.8% |
Median sold price · average price per square foot · average days on market · YoY = change in average sold price vs. 2025. Twelve-month rolling (Nov 2025 to Oct 2026), single-family under 2 acres plus condos and townhomes. Smaller rural zips (Greenleaf, Melba, Parma, Wilder) are not shown due to low sales volume.
|
|
04 · Around the Valley
What ’s new and worth knowing
A market is only as good as the life around it. Here ’s what caught my eye this month:
|
⭐ My pick this month
Crave Kitchen & Bar
in Eagle. If you haven ’t been yet, put it on the list. And Meridian folks, good news: Crave has announced a second location at Ten Mile Crossing, targeted for fall 2027.
|
🍴 New and worth a visit
Paris Baguette
made its Idaho debut on October 30 at The Village at Meridian, with breads, pastries, cakes and coffee. Canyon side, Sarah ’s Bagel Cafe
opened its third location at 310 3rd St. South in Nampa. And mark your calendar: Raising Cane ’s
opens on N. Eagle Road in Meridian on November 18.
📌 Chris ’s tip of the month
Thinking about listing this winter? Fewer homes hit the market between November and February, which means less competition for yours, and the buyers out shopping in the cold are usually serious. If you ’re even loosely considering a spring move, now is a great time to knock out the small pre-listing projects.
|
|
Numbers tell you what the market did. A good conversation tells you what to do about it. If you ’re weighing a move, this year or next, I ’m always happy to talk it through. No pressure, ever.
|
|
Data derived from the Intermountain MLS, report month October 2026 (12-month period Nov 1, 2025 to Oct 31, 2026). Criteria: single-family (<2 acres), condo and townhouse under 10K SF; minimum 1 bed, 1 bath, $2K ask price. Deemed reliable but not guaranteed. Not intended to solicit properties already listed. Chris Budka Real Estate, brokered by Canopy Realty, 408 S. Eagle Road, Suite 205, Eagle, ID 83616.
|
|
Chris Budka
