If you’re planning to buy or sell a home in 2026, understanding how homes really performed this past year in Boise and the surrounding area is invaluable. After analyzing more than 8,000 closed sales from the MLS 2025 in Ada County (Boise, Meridian, Star, Eagle, Kuna), including their original asking prices and the true net sold prices after concessions, we’re finally able to see which homes sold above asking, which sold below, and which types held the most value.
The results may surprise you of which Boise homes sell high and fast, and those that don’t.
Most Ada County Homes Sold Below the Original Asking Price (But November Was Even Softer)
Across the full year:
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71.44% sold below the original asking price
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15.47% sold at the original price
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13.09% sold above original list price
But in November alone:
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77.43% sold below original list price
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Only 9.57% sold above the original list price
Below is a breakdown of how homes sold by area in Ada County—whether they closed above the original asking price, at the original list price, or below it. (All figures include closing cost concessions to reflect true net pricing.)
Which Areas Performed Best (and Worst) in 2025?
Ada County isn’t one market—it’s dozens of micro-markets. And when we look at how often homes sold above, at, or below the original asking price, the differences are striking.
Strongest Areas (More Above-Ask Sales):
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Boise NE – 27.85% above
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Boise North – 25.08% above
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Boise Bench – 22.68% above
These areas show resilient buyer demand, stronger pricing power, and more consistent competition throughout the year.
Softest Areas (High Below-Ask Rates):
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Kuna – 83.24% below
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Star – 78.82% below
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Boise SW / Meridian corridor – 77–79% below
These markets tend to have higher inventory levels, more new construction, and buyers who negotiate more aggressively.
It’s also worth noting that the Boise Bench, North Boise, SE Boise, and Garden City outperformed many other areas, with a higher percentage of homes closing at or above asking price compared to the rest of the county. Meanwhile, Kuna remained the most price-sensitive, likely due to increased competition from new-build communities offering price drops and promotions—especially toward the end of the year.
In November, nearly all areas softened further, including Eagle, North Boise, and SE Boise—the same neighborhoods that led performance for most of 2025. This is typical for Ada County: late fall and early winter often shift negotiating power toward buyers due to colder weather, slower buyer activity, and the holiday season. The market generally stays soft until late January, with activity rising again in February as new listings hit the market and more buyers re-enter.
What Types of Homes Sold Best? (By Size)
Some clear patterns emerged:
Best-performing home sizes (homes that sold at or above the original list price):
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Under 1200 SqFt
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Over 4000 SqFt
Smaller homes appeal to first-time buyers and investors. Large luxury homes attract decisive move-up buyers.
Most price-sensitive homes:
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1600–2499 SqFt homes
These represented the highest number of “below original price” sales—over 73% of the time.
In November, this segment softened even more, with fewer over-ask sales and deeper concessions.
Takeaway for sellers: If you own a typical 3–4 bedroom family home, pricing strategy and presentation matter more than ever.
Other Ada County Market Trends (Jan–November 2025)
- 8,106 single-family homes sold year to date. 800 homes in November (resale and new construction combined)
- Median original list price: $550,000
- Median net sold price (after concessions): $544,972
- Average days on market DOM: 39 days
- Townhomes and Condos: 833 sold year-to-date. Avg DOM 35, and the median sold price was $414,000, not including concessions.
- Financing: 24% of the sales were sold for cash, 57% with conventional financing, and 21% with VA, FHA, or other financing.
What Trends Should Buyers and Sellers Expect in 2026?
For Buyers
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January–March will remain the best negotiation window.
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Spring will increase competition, but not dramatically.
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Mid-sized homes and Meridian/Kuna will continue offering the strongest leverage.
For Sellers
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Accurate pricing—not “aspirational pricing”- will determine your net.
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Homes in Boise NE, North Boise, SE Boise, and the Bench are positioned to perform best.
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New construction will continue to impact resale pricing in the Meridian/Kuna corridor.
Overall Market Expectation
A balanced, steady 2026—not a downturn, and not a runaway seller’s market.
Talk to a Top Boise Real Estate Agent
In a fluctuating market, it’s essential to consult a Boise real estate expert who deeply understands local dynamics. Online opinions and advice from acquaintances may be well-intentioned, but can lead to costly mistakes. For personalized guidance on navigating Boise and the wider Treasure Valley market, consider scheduling a consultation with Jennifer Louis, your Boise Metro Area Real Estate Expert. Contact me at (208) 509-9122 or via email at [email protected].
