800 More Boise Homes Than Buyers

The Boise housing market just cooled off in a big way, and last week's Ada County numbers show it plainly: there are now hundreds more homes for sale than there are buyers under contract. For the first time all year, buyers and anyone thinking about living in Idaho have real leverage in the Treasure Valley. Here's exactly what shifted, and how to use it before the fall market settles in.

If you're thinking about buying or relocating to a home in Boise, Meridian, Eagle, Nampa, or anywhere in the Treasure Valley, this is the data you need before you make your next move.

📊 THIS WEEK'S BOISE MARKET HEADLINES ✅ Active-to-pending ratio dropped to 64%, the lowest reading since winter (down from 88% in April) ✅ Pending contracts fell to about 1,470, the fewest since January ✅ Roughly 830 more homes for sale than under contract, up from about 230 in spring ✅ 14% of the market cut its price last week, about 320 homes ✅ Cancelled and expired listings rose to 90 ✅ Correctly priced homes still going pending in about 28 days, while active days on market climbed to 63

⏱️ TIMESTAMPS 0:00 The 800-home gap nobody's talking about 0:20 Why this cooldown matters for you 0:45 Active-to-pending drops to 64% 1:05 The scissors: for sale vs selling 1:30 Why buyers pulled back this fall 1:55 14% of sellers just cut their price 2:15 A pickier market, not a crash 2:45 Buyer move #1: hunt the right pile 3:15 Buyer move #2: stale vs sharp homes 3:35 Seller takeaway and your next step

🎯 WANT MY FULL BOISE MOVE STRATEGY GUIDE? Comment MOVE below and I'll send it straight to you. It breaks down how to spot motivated sellers, how to read whether a home is priced to sell or priced to sit, and how to structure an offer that wins in a cooler Treasure Valley market.