Published October 2, 2026 in Market Update

Ada County listings fell while sales rose

By Dave Carney

Real estate, Ada County

Here is the number that changes what you should do next. The Real Estate Data Aggregator counted 2,107 homes for sale across Ada County in the three months ending July 31, 2026. That is down 29.2% from the same months of 2025. Fewer choices for buyers means less competition for sellers.

Nationally, Realtor.com reported active listings grew 5.5% year over year, topping 1.16 million homes for sale. Ada County moved the opposite way. That gap matters for anyone pricing a home here.

At the same time, the Real Estate Data Aggregator counted 3,241 homes sold across Ada County in those same three months. That is up 13.9% from a year before. More sales, fewer listings: that combination shaped pricing and timing in every ZIP code.

What this means for sellers

When supply falls and sales rise, buyers have fewer options. The Real Estate Data Aggregator shows that in most Ada County ZIP codes, homes went under contract fast. In 83706, 64.3% of homes went under contract within two weeks of listing. In 83713, 62.3% did the same.

Not every home sold fast. In 83616, the Real Estate Data Aggregator put the median days on market at 53 days. In 83669, it was 100 days. Those are honest numbers. Pricing and condition still matter a great deal.

Prices across the county

Prices moved up in almost every ZIP code. The Federal Housing Finance Agency reported U.S. house prices rose 2.6% year over year through July 2026. Several Ada County ZIP codes outpaced that national figure.

The Real Estate Data Aggregator counted a median sale price of $977,500 in 83712, up 10.1% from a year before. In 83714, the median was $722,500, up 10.3%. In 83646, prices dipped a little, down 0.9% to $559,990. Not every area moved the same way.

Where the national picture differs from Ada County

Realtor.com reported that 20.8% of listings nationally took a price cut in September, the highest share since October 2022. Realtor.com also noted mortgage rates surged above 7% for the first time since January 2025. Those national headwinds are real.

Ada County's own numbers tell a different story for the period measured. The Real Estate Data Aggregator shows inventory dropped sharply and sales climbed. That does not cancel out higher rates, but it does mean local supply and demand sit in a different place than the national average.

A closer look at a few ZIP codes

83704 had the fastest median time on market at 8 days, tied with 83703 and 83713. The Real Estate Data Aggregator also showed 83704 sales rose 29.5% year over year, one of the bigger jumps in the county.

83642 saw 477 homes sold, the highest count of any ZIP code in the data. The Real Estate Data Aggregator put that up 23.3% from a year before. Inventory there fell 36.2%.

The outer ZIP codes: more supply, more days

83616 and 83669 sit at the edges of the county. Both had more supply and longer days on market than the core ZIP codes. The Real Estate Data Aggregator put 83616 at 53 median days on market, up 11 days from a year before. In 83669, the median was 100 days, up 13 days.

83634 also took longer, at 47 median days. But sales there jumped 47.5% year over year, the biggest gain in the county. More homes came to market there too: new listings rose 20%, per the Real Estate Data Aggregator.

Above-list sales: a sign of competition

The Real Estate Data Aggregator tracked what share of homes sold above list price. In 83712, that share was 29.4%, up 5.5 points from a year before. In 83706, it was 33.6%, up 10.4 points. In 83705, it was 33.3%, up 11.5 points.

Not every ZIP code saw that. In 83713, only 21.4% of homes sold above list, down 6.7 points. In 83616, only 13.4% did, down 1.2 points. Buyers in those areas had a bit more room.

One last thing worth saying plainly. A single street can read very differently from the ZIP code around it. The numbers above cover whole ZIP codes. Your block, your floor plan, and your condition all shape the real outcome.