Navigating the Boise Real Estate Market: Insights on Inventory, Price Adjustments, and Days on Market – October 2025 Update
Hello, Treasure Valley! Kirsten with the Powell Group Idaho, your trusted local experts for all things Boise real estate. As we head into the crisp fall season here in the City of Trees, the market is showing some fascinating shifts that could spell opportunities for both buyers and sellers. With mortgage rates dipping toward the low 6% range and more homes hitting the market than we've seen in years, it's a dynamic time to be in Boise and the Treasure Valley in general. Today, we're diving deep into three key metrics: inventory levels, price reductions, and days on market (DOM). Our analysis draws from the latest September 2025 data (the most recent comprehensive reports available as of late October), giving you a clear picture of where things stand.
Whether you're eyeing a cozy bungalow in the North End or a modern build in Meridian, understanding these trends can help you make informed moves. Let's break it down.
Inventory: A Welcome Surge Bringing Balance
One of the biggest stories this fall is the uptick in available homes. After a tight market for much of 2025, inventory is finally loosening up, giving buyers more breathing room.
Current Snapshot: In Ada County (encompassing Boise, Eagle, Meridian, Kuna, Star, and Garden City), we're sitting at slightly over 3 months of supply as of September 2025 – the highest level in over two years. Specifically in Boise proper, supply stands at 2.48 months, up 0.12 months from the prior period. This marks a roughly 3% month-over-month increase in active listings county-wide, bucking the typical seasonal dip we expect in fall.
Year-Over-Year Comparison: Early 2025 saw inventory hovering around 1.8–2 months of supply (a clear seller's market), but it's climbed steadily through the summer and into fall. Canyon County, just west of Boise, mirrors this at 2.85 months. Luxury segments (over $1.5M) are an outlier, with over 14 months of supply in new construction, signaling caution for high-end builders.
This shift toward a more balanced market (typically 5–6 months for true neutrality) means fewer bidding wars and more negotiating power for you. If you're a buyer, it's a great time to explore options without the frenzy of 2023–2024. Sellers, take note: Pricing competitively from day one will help you stand out in this growing pool.
AreaMonths of Supply (Sept 2025)Change from Aug 2025YoY ChangeAda County3.0++3% listings+50%Boise2.48+0.12 months+20%Canyon County2.85Stable+30%
Data sourced from Boise Regional Realtors and local market reports.
Price Reductions: Sellers Adapting to a Buyer's Edge
With more homes on the market, sellers are increasingly open to adjustments to close deals faster. Price reductions – a key sign of market softening – are on the rise, creating value for savvy shoppers.
Current Trends: Approximately 28–30% of active listings in the Boise area have seen price cuts in recent months, up from under 20% in spring 2025. Buyers are leveraging this for negotiations, including seller-paid closing costs or rate buydowns, especially as rates ease. In September, the median list price in Boise held steady at $552,500 (up 4.3% YoY), but sold prices at $557,500 (up 6.2%) show homes are still closing strong – just not always at full ask.
Comparisons: This is a notable increase from early 2025, when cuts were rare amid low supply. The Federal Reserve's data tracks a rising count of reduced-price homes in the Boise MSA, correlating with the inventory bump. In luxury and new builds, reductions are even more common, with builders bracing for a slowdown.
For buyers, this means potential savings of 2–5% off list in negotiations. Sellers: If your home has been lingering, a strategic cut could accelerate interest without eroding equity.
Days on Market: Steady but Stretching Slightly
Homes are still moving, but not quite as lightning-fast as peak spring. DOM – the average time from listing to contract – reflects a market that's cooling just enough to favor deliberation.
Current Snapshot: In September 2025, the average DOM in Boise was 28 days per Redfin data, with Ada County at 26 days and Boise-specific at a brisk 18 days. County-wide averages hit 36 days, varying by price point (under $500K: under 30 days; over $800K: 60+ days).
Trends and Comparisons: This is stable from August but up slightly from July's 23 days in Ada County. Year-over-year, it's a modest increase from 2024's sub-20-day norms, thanks to the inventory rise. Canyon County lags at 47 days, highlighting east-side strength.
Shorter DOM in core Boise neighborhoods like the Bench or East End underscores enduring demand. Pro tip: Staging and professional photos can shave days off your timeline.
The Bottom Line: Opportunity Knocks in a Balanced Boise Market
October 2025 paints a picture of transition: Inventory is climbing, price reductions are becoming tools for sellers, and DOM is holding steady amid steady appreciation (median sold prices up 3–6% YoY across areas). We're not in a crash – far from it – but the pendulum is swinging toward buyers, with rates at 6.27–6.35% adding fuel. If you're selling, lean on data-driven pricing; if buying, pounce on those reductions.
At the Powell Group Idaho, we're here to guide you through it all – from comps to closings. Ready to chat about your next move in this evolving market? Drop us a line at sold@powellgroupIdaho.com or visit our site for a free market analysis. Let's make Boise home happen for you!
Wondering what it is like working with us??? Here is what Bob N, one of our clients had to say recently:
” My wife and I recently sold our home in Boise (Avimor), and we had the pleasure of working with The Powell Group as our realtors. This husband-and-wife team, Rick and Kirsten Powell, are seasoned professionals with deep market knowledge and a thoughtful, strategic approach to selling and marketing homes. They are incredibly personable, and their communication and follow-up throughout the entire process were truly exceptional--second to none.
Having moved more than a dozen times during our married life, we can confidently say that Rick and Kirsten are the best real estate professionals we've ever worked with. If you're considering selling your home in Idaho, we highly recommend including The Powell Group in your interview process before listing. You won't be disappointed.
Stay tuned for our November update. Until then, happy house hunting!
We look forward to connecting with you soon for all of your real estate needs here in the Boise, Eagle, Meridian area of the Treasure Valley.
– The Powell Group Idaho Team
