Ada County Market Report- July 2025

July 2025 Ada County Housing Market Update

The Ada County housing market shifted noticeably in July, with several trends worth highlighting for both buyers and sellers. Here’s what stood out this month:

Resale Homes: Cooling in the Newer Segment

Resale homes aged 1–5 years saw a 24% decrease in sales compared to June. These homes are typically priced above the county’s median, so the dip in volume is likely one reason the median sales price declined in July.

Star & Kuna Slow Down

• Star posted the steepest decline in resale activity. Homes that sold there in July sat on the market longer and sold at lower prices compared to June.
• Kuna also saw a dip, with sales volume down 11.4%, while Star mirrored this trend at 11.5%.

Investor & Second-Home Activity

Interestingly, 42% of homes sold in July were not claimed as a primary residence (not qualifying for the homeowner’s exemption tax relief). This suggests a large share of investment or second-home purchases in Ada County.

Pending Sales and Closing Trends

Only 51% of pending contracts are expected to close in August, showing some slowdown in the pipeline. Boise, however, continues to stand out with both a high share of pending sales and the fastest closings, often moving from off-market to closed faster than neighboring cities.

Inventory Highlights

• Boise Luxury Subdivisions: High-end communities like Dry Creek Ranch (36 homes on market) and Cartwright Ranch (18 homes on market) are carrying large inventories. Most are priced over $1 million and have lingered on the market for more than 70 days.
• Meridian Growth: Meridian contributed 35% of all new inventory in July. Of that, 20% are resale homes aged 20–50 years, with a median sales price of $515,000.

Information from Boise Regional REALTORS®

Days on Market (DOM)

• Ada County: Homes averaged 39 days on the market.
• Boise: Homes averaged just 25 days on market, with even quicker sales for homes 50+ years old, which are priced below the county median.
• Eagle: Continues to show strength in the upper tier. Homes priced at $750K+ are moving in under 30 days, regardless of age.

What This Means for Buyers

• More Choices at the High End: Luxury buyers in Boise have leverage with million-dollar homes staying on market longer.
• Opportunities in Older Homes: Properties 20–50+ years old are selling faster when well-priced, offering value in the mid-$500Ks.
• Faster Pace in Boise & Eagle: Expect more competition in these areas, especially for well-priced listings.

What This Means for Sellers

• Price Strategically: Overpricing, especially in high-inventory areas, can lead to extended market times.
• Highlight Affordability: In areas like Kuna and Star, where sales slowed, competitive pricing and strong home presentation matter most.
• Know Your Market: If you’re in Boise or Eagle, demand remains strong, but buyers are value conscious.

July’s market shows a mix of opportunity and caution. While overall sales volume dipped, buyer demand remains steady, particularly in Boise and Eagle. For sellers, the key is strategic pricing and presentation. For buyers, the shifting market may open doors to negotiate, especially in higher-priced segments. 

Information from Boise Regional REALTORS® & Data from the IMLS