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Chris Budka Real Estate
Treasure Valley
Market Report
September 2026 · Ada + Canyon County
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Hey, it’s Chris —
Once a month I pull the real numbers straight from the MLS — no national headlines, no guessing where rates go next — and tell you what I’m actually seeing out in the field. Here’s where Ada and Canyon County stood through the end of September 2026, broken down to your zip code. Hit reply anytime; these come to me personally.
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If you bought almost anywhere in the valley back in 2017, the equity story is hard to overstate:
The average Ada County home is worth about 129% more than it was in 2017. In Canyon County it’s roughly 144% more.
That decade of appreciation is the backdrop. The month-to-month story right now is calmer and more balanced — and that’s where the opportunity is. Let’s get into it.
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| 01 |
The valley at a glance |
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Ada County
· 6,955 sold · 1,087 active now
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Median sold price
$540,000
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Canyon County
· 2,856 sold · 487 active now
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Median sold price
$400,000
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What it means
Under two months of supply in both counties still technically favors sellers — there just isn’t a flood of homes to choose from. But the market has clearly exhaled from the frenzy years. Homes are selling right around 97–98% of asking and taking roughly five weeks to do it, which is a normal, healthy pace. Distressed sales are still a rounding error — just 0.4% of Ada sales and 1.3% in Canyon — so this is a healthy market resetting, not one in trouble. Translation: well-priced, move-in-ready homes still sell; overpriced or dated ones sit and reduce.
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What I’m seeing on the ground
Buyers have options again and they’re using them — I’m seeing more negotiation on price and more sellers helping with rate buydowns and closing costs than we saw a year ago. The homes that are priced right and show well are still getting strong activity in the first weekend; the ones chasing last year’s number are the ones sitting. If you’ve been waiting for a little breathing room to buy, this is the most negotiating leverage you’ve had in a while.
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| 02 |
Ten years of appreciation |
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Ada County average sold price, 2017 → 2026
| 2017 |
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| 2018 |
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| 2019 |
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| 2020 |
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| 2021 |
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| 2022 |
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| 2023 |
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| 2024 |
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| 2025 |
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| 2026 |
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Canyon County ran the same marathon: the average sold price climbed from $183,392 in 2017 to $448,120 in 2026 — about 144% growth — while staying the valley’s value play. Both counties have cooled to low single-digit gains this year (+1.4% Ada, +1.8% Canyon), which is exactly the kind of sustainable footing that keeps this a market people can actually plan around.
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| 03 |
Your zip code, by the numbers |
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Ada County
| Area & zip |
Median |
$/SqFt |
DOM |
YoY |
| NE Boise 83712 |
$865,000 |
$390 |
30 |
▲ +4.6% |
| Eagle 83616 |
$800,000 |
$355 |
50 |
▲ +3.5% |
| N Boise 83702 |
$770,000 |
$420 |
37 |
▼ −1.4% |
| SSE Boise 83716 |
$682,000 |
$339 |
33 |
▲ +4.4% |
| NW Boise 83714 |
$625,000 |
$327 |
42 |
▲ +3.5% |
| Star 83669 |
$583,500 |
$279 |
43 |
▼ −0.5% |
| NW Boise 83703 |
$566,500 |
$338 |
30 |
▲ +2.7% |
| N Meridian 83646 |
$540,000 |
$272 |
37 |
▼ −1.1% |
| SE Boise 83706 |
$529,900 |
$354 |
31 |
▲ +1.0% |
| S Meridian 83642 |
$525,000 |
$276 |
39 |
▲ +2.4% |
| South Boise 83709 |
$489,000 |
$267 |
30 |
▲ +1.1% |
| W Boise / Garden City 83713 |
$485,000 |
$266 |
31 |
▲ +3.4% |
| Kuna 83634 |
$440,000 |
$254 |
36 |
▲ +1.7% |
| Bench 83705 |
$435,000 |
$300 |
28 |
▲ +0.7% |
| West Boise 83704 |
$434,250 |
$265 |
29 |
▲ +4.3% |
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Canyon County
| Area & zip |
Median |
$/SqFt |
DOM |
YoY |
| Middleton 83644 |
$481,000 |
$266 |
41 |
▲ +2.8% |
| S Nampa 83686 |
$417,500 |
$247 |
37 |
▲ +2.6% |
| NE Nampa 83687 |
$413,450 |
$255 |
36 |
▲ +3.9% |
| SW Caldwell 83607 |
$400,000 |
$253 |
37 |
▲ +0.2% |
| NW Caldwell 83605 |
$370,000 |
$227 |
34 |
▲ +2.3% |
| NW Nampa 83651 |
$365,000 |
$232 |
36 |
▲ +0.3% |
Median & $/SqFt are trailing-12-month figures; YoY compares 2026 to 2025 average sold price. Lower-volume rural zips — Parma (83660), Wilder (83676), Melba (83641) and Greenleaf (83626) — are available on request so the numbers stay statistically meaningful.
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Want the full breakdown for your zip?
Reply with your neighborhood (or your address) and I’ll send you the price brackets, recent comps, and what it means for your specific home — no obligation, no sales pitch.
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Eat this month
Neighbor Tim’s BBQ — North Meridian
The local favorite just opened its second spot at 1410 W. McMillan Rd. Brisket, pulled pork, ribs — the whole smoker lineup. If you’ve been fighting the line at the original, there’s finally breathing room on this side of town.
Caffeinate
Mindful Coffee — Meridian
New on N. Linder (next to Waffle Love). Organic beans, in-house pastries, and a hard “no seed oils, no artificial anything” rule — plus matcha, kombucha, and a genuinely cozy fireplace-and-leather room to post up in.
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☕ First reply buys the coffee
The first person to reply to this email gets a $50 gift card to either spot — your pick. Just say “I’m in” and it’s yours. (Yes, really. I read every reply.)
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Chris’s tip of the month
Heading into fall is quietly one of the best times to buy — less competition, motivated sellers, and more room to ask for a rate buydown or closing-cost help. If you’ve got a move on the horizon for next spring, starting the conversation now (not in March) is how you end up with leverage instead of a bidding war.
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| 05 |
Go deeper — pick your lane |
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Eagle homes →
Riverfront, acreage, and the valley’s luxury tier
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Boise homes →
Downtown, the Bench, the foothills, and everything between
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Meridian, Star & Kuna →
The valley’s fastest-growing family corridor
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Canyon County homes →
Nampa, Caldwell, Middleton — more house per dollar
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Condos & townhomes →
Lower-maintenance living, valley-wide
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What’s my home worth? →
A real, human valuation — not an algorithm’s guess
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Data derived from the Intermountain MLS (Existing Home Market: single family under 2 acres, condo, townhouse, under 10,000 SqFt). Figures are the trailing 12 months, Oct 1, 2025 – Sep 30, 2026, report month September 2026. Information is deemed reliable but not guaranteed. Each office is independently owned and operated. This is not intended to solicit properties already listed.
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Chris Budka
