Treasure Valley Market Update: September 28 to October 4th, 2026
October is officially underway, and the first market report crossing into the new month brought a noticeable increase in activity across both Ada and Canyon Counties.
More homes hit the market, more homes closed, and inventory remained relatively steady. But the two counties differed when it came to pending sales, giving us a few numbers worth watching as we move further into fall.
📍 Ada County Market Update
Ada County saw 308 new listings this week, up 20% from the previous week.
At the same time:
264 homes sold, up 29%
$816,624 average listing price, up 12%
$678,671 average sold price, essentially unchanged
$577,000 median listing price, down 1%
$544,950 median sold price, down 3%
2,261 active listings, down 1%
193 pending sales, down 9%
2.2 months of inventory, essentially unchanged
The biggest takeaway is the increase in both new listings and closed sales. More homes entered the market, but active inventory still declined slightly.
The jump in average listing price may catch your eye, but the median listing price actually decreased 1%. That difference is a good reminder that a handful of higher priced listings can move a weekly average considerably without indicating that home values suddenly jumped 12%.
Pending sales, however, fell 9%. One week doesn't make a trend, but this is a number worth watching as we move further into October.
📍 Canyon County
Canyon County also experienced a busier week.
124 new listings came onto the market, up 29%, while 118 homes sold, up 33%.
We also saw:
$539,282 average listing price, up 1%
$588,090 average sold price, up 6%
$450,000 median listing price, up 2%
$441,950 median sold price, down 1%
1,202 active listings, down 3%
118 pending sales, up 24%
2.4 months of inventory, essentially unchanged
Canyon County's pending activity is particularly interesting this week. While Ada County pending sales declined, Canyon County saw a 24% increase.
Again, weekly numbers can fluctuate, but it is another example of why Ada and Canyon Counties shouldn't always be treated as one single market.
What Does This Mean for Buyers and Sellers?
Despite entering the traditionally slower fall season, this week's numbers show that the Treasure Valley housing market is still active.
For buyers, there are still thousands of active listings across the two counties, and broader September data characterized both Ada and Canyon Counties as relatively balanced markets. Realtor
For sellers, buyers haven't disappeared simply because summer is over. But pricing appropriately becomes increasingly important as we head deeper into fall. In September, Ada County homes sold for about 97% of asking price on average, another indication that buyers have some room to be selective. Realtor
Perhaps the most important thing to remember this week is that one number rarely tells the entire story.
Ada County's average listing price jumped 12%, but its median listing price declined. Canyon County's average sold price increased 6%, while its median sold price declined 1%.
Those differences are exactly why we track these numbers week after week instead of treating one week's price movement as a sudden change in home values.
As October continues, we'll be watching pending sales, active inventory and new listings to see how quickly the Treasure Valley settles into its late fall market.
House of Palmer | Idaho Real Estate
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