Boise & Eagle Real Estate Market Mid-Year Check-In

As we hit the mid-point of 2025, the Treasure Valley real estate market is balancing between rising inventory and steady prices. Here's a snapshot of key trends from April to June—and what buyers, sellers, and sellers-turned-buyers should keep in mind as we approach the second half of the year.

After a frenzy earlier this spring, the Boise and Eagle markets are seeing more homes hitting the market, offering buyers better opportunities—but not quite tipping into overabundance.

• Ada County (Boise metro) now has a 2.27-month supply of homes, up from under two months in 2024. While still considered low (balanced markets sit between 5–6 months of supply), it's a noticeable improvement.
  
  
• Eagle has seen a dramatic 66.7% increase in active listings from April to May, growing from 237 to 395 homes for sale on rocket.com.

What this means: Buyers now enjoy more choices and slightly reduced pressure. Meanwhile, sellers benefit from still-scarce competition—especially if their home is well-priced and marketed.

Home prices across Treasure Valley remain robust, with some cooling in growth momentum:

• Ada County: Median sale prices are hovering around $546,000–$579,900, depending on the source and exact geography.
  
  
• Boise: Median home prices remain stable around $520,000–$540,000—up 1.9% year-over-year.
  
  
• Eagle: Median sale prices are now approximately $877,000, a significant 30.8% increase over last year. The median list price sits around $1,039,000, up from $794,500 in May ’24.
  
  
• Canyon County, while maintaining lower pricing overall, saw its median rise to approximately $424,990–$433,990, around a 3–3.4% annual increase.

• Eagle homes are selling in roughly  26 days, down from 52 days a year ago—signaling strong buyer interest at redfin.com.
  
  
• Eagle’s average listing age dropped to around 55 days, a 60% decrease year-over-year from May 2024 rocket.com.
  
  
• Across Ada and Canyon counties, sellers are receiving 99–99.8% of list price, while 21% of Eagle homes still sell above list—though this is down slightly from last year wave-property.com+5redfin.com+5weknowboise.com+5.

• More homes = more options. With inventory increasing, buyers can be selective—just avoid waiting too long, as demand remains solid.
  
  
• Steady prices, flexible negotiations. Price growth has softened, giving buyers leverage to negotiate faster contingencies and concessions.
  
  
• Opportunity in Eagle. Despite top-tier prices, higher inventory opens up possibilities for serious buyers, especially in luxury segments.

• Still a seller’s market, but strategy matters more than ever. Homes that are priced correctly, in good condition, and well-marketed continue to draw strong interest.
  
  
• Upward price trends. Consistent year-over-year gains—especially in Eagle—mean now remains a strong window for sellers.
  
  
• Seasonal timing. Listing in early summer allows you to capitalize on rising inventory cycles before potential interest rate hikes later this year.

• Mortgage rates are forecasted to average in the mid-6% range this year, with slight easing expected toward year-end.
  
  
• New construction in Meridian and beyond is accelerating, potentially easing supply challenges—but also contracting margins as builders react to rising costs veros.com.
  
  
• The market is trending toward balanced territory, though it remains tilted toward sellers—so timing, pricing, and presentation will be key.

• Buyers: Now’s a good time to shop strategically—lean into increased inventory and steadier pricing, but move thoughtfully when you find the right home.
  
  
• Sellers: Conditions remain favorable, especially if you target early summer listing windows and optimize pricing and marketing.

Working with a knowledgeable local agent can help you navigate current trends—whether you're aiming to buy, sell, or both. The second half of 2025 promises balanced activity, and with the right partner, you can make it work to your advantage.

Ready to take the next step? Reach out to Kelley Simon for a personalized market analysis or to map out your Treasure Valley real estate strategy!