Ada and Canyon County Housing Market November 2025

As Halloween decorations came down and we all started planning our Thanksgiving menus, the local real estate data served up a few surprises. Welcome to your official Ada and Canyon County housing market November 2025 update.

Typically, November is when the market starts to hibernate for the winter - but in Ada County, prices actually decided to heat up rather than cool down.

While Canyon County saw a seasonal dip in sales volume, Ada County saw median prices jump over 7% compared to this time last year. Why? It seems new construction is doing the heavy lifting.

Here is exactly what went down in the market while you were prepping the turkey.

📉 The Big Picture: Inventory is Up

One of the biggest gifts for buyers this holiday season is choice. In Ada County alone, active listings jumped to 1,897 (up from 1,527 last year). More homes on the market means buyers have a little more breathing room to make decisions, even if prices remain stubborn.

📊 Ada County Snapshot – November 2025

Ada County defied typical seasonal gravity with a strong price increase, driven largely by a surge in new construction values.

• Homes Sold: 690 (up 3.76% year-over-year)
• Median Price: $562,000 (up a solid 7.05%)
• Average Price: $692,747 (up 6.73%)
• Days on Market: 49 (up from 42 last year)
• Total Dollar Volume: $477.9M (+10.75%)

🏙️ Ada County City Highlights

• Boise: The North End (Boise North) continues to impress with a median price of $897,500. Meanwhile, the Bench remains an accessible option at $394,500.
• Eagle: Luxury living is alive and well. Eagle saw 73 sales with a median price holding strong at $1,045,000.
• Meridian: Northwest Meridian was the busiest hub with 107 sales and a median price of $499,990, keeping it a sweet spot for families.
• Kuna: Still the affordability champion of Ada, with 82 sales and a median price of $452,490.

📊 Canyon County Snapshot – November 2025

Canyon County felt the “holiday slowdown” a bit more than its neighbor. Sales volume dropped significantly, but home values continued their slow, steady climb.

• Homes Sold: 337 (down 14.47% year-over-year)
• Median Price: $425,000 (up 2.41%)
• Average Price: $489,562 (up 3.54%)
• Days on Market: 58 (Flat compared to last year)
• Total Dollar Volume: $164.9M (-11.44%)

🏙️ Canyon County City Highlights

• Nampa: South Nampa was the volume leader with 73 sales and a median price of $425,000. Northeast Nampa remains incredibly affordable with a median of $406,047.
• Caldwell: Northwest Caldwell saw 65 sales with a median price of $405,100, making it a primary target for first-time buyers.
• Middleton: The premium choice in Canyon County. Median prices hit $500,000 with 41 homes sold.

🔄 Ada vs. Canyon – The November Face-Off

Summary: The price gap is real. Ada County's median home is now $137,000 more expensive than Canyon County's. If you are looking for value, Canyon is calling. If you are looking for appreciation and activity, Ada is the place to be.

🥔 What This Means for Idaho Buyers and Sellers

For Buyers:

The “Holiday Window” is open. With days on market creeping up (49 days in Ada, 58 in Canyon), sellers who are still listed in late November and December are usually serious.

• In Ada: Watch out for new construction premiums. Builders have raised prices (up 15% YoY), so resale homes might offer better value per square foot right now.
• In Canyon: The drop in sales volume (-14%) means less competition. You might be the only offer on the table.

For Sellers:

• Patience is Key: It is taking nearly two months (58 days) to sell in Canyon County. Don’t panic if you don’t get an offer in week one.
• Price it Right: In Ada, average prices are up, but so is inventory. You are competing with nearly 1,900 other listings. Your home needs to show well to stand out in the crowd.

✅ Final Thoughts

November showed us that the Idaho market isn’t crashing - it’s just settling into a new normal. Ada County is flexing its muscle with price growth, while Canyon County offers stability and affordability.

As we head into December, we expect activity to slow further as people focus on holiday shopping rather than house hunting. But for the savvy investor or buyer, this quiet period is often the best time to strike a deal.

Frequently Asked Questions

*Data sourced from IMLS for November 2025. Information deemed reliable but not guaranteed.