Ada and Canyon County Housing Market – October 2025 Update

Ada & Canyon County Housing Market Update - October 2025

As pumpkin spice season took over Idaho coffee shops, the Treasure Valley housing market showed no signs of cooling down. Both Ada County and Canyon County wrapped up October 2025 with steady prices, balanced inventory, and just enough buyer activity to keep things competitive.

But unlike earlier this year, mortgage rates finally blinked - and that small drop in rates gave buyers a little extra fuel heading into the holidays.

📉 Mortgage Rate Movement - October 2025

After a rocky summer with rates hovering near 7.25%, October brought relief, as 30-year fixed mortgage rates dipped closer to 6.5% by month's end. That half-point slide increased affordability slightly and spurred late-season buyers back into the market.

Lenders across Idaho (including yours truly) reported a noticeable uptick in preapprovals - especially among first-time buyers who'd been sitting on the sidelines.

While we're not back to the 5s, this decline was enough to steady home prices and boost sales, particularly in existing homes.

📊 Ada County Snapshot - October 2025

• Homes Sold: 847 (up 3.6% year-over-year)

• Median Price: $549,900 - virtually unchanged (-0.01%)

• Average Price: $651,644 - up 1%

• Days on Market: 47 (up slightly from 42)

• Total Dollar Volume: $551.9M (+4.5%)

🔹 Existing Homes

• Sales: 522 (down 3.3%)

• Median Price: $534,250 (+0.8%)

• Days on Market: 36 - still fast-paced for fall.

🔹 New Construction

• Sales: 325 (up 16.9%)

• Median Price: $565,990 (-1.6%)

• Days on Market: 65 - steady pace.

👉 Takeaway: Ada's market is strong but measured. Builders saw a jump in closings, likely helped by builder-rate buydowns and incentives. Prices are holding flat, signaling a healthy equilibrium between supply and demand.

🏙️ Ada County City Highlights

• Boise: Median home price at $986K in North Boise vs. around $495K on the Bench - a wide spread reflecting Boise's diverse sub-markets.

• Eagle: Holding firm above $1.0M, luxury homes continue to attract buyers despite higher borrowing costs.

• Meridian: Northwest Meridian led with 124 sales and a $585K median, keeping it Ada's busiest market.

• Star: Still surging - 113 sales with a $663K median, most from new builds.

• Kuna: Median $493K, proving Kuna continues to be Ada's affordability anchor.

📊 Canyon County Snapshot - October 2025

• Homes Sold: 450 (down 1.5%)

• Median Price: $425,000 (+2.4%)

• Average Price: $506,045 (+7.2%)

• Days on Market: 50 - flat year-over-year.

• Total Dollar Volume: $227.7M (+5.6%).

🔹 Existing Homes

• Sales: 268 (up 10.3%)

• Median Price: $399,995 (+5.3%)

• Days on Market: 41 - faster than earlier this year.

🔹 New Construction

• Sales: 182 (down 14.9%)

• Median Price: $467,945 (+8.3%)

• Average Price: $542,883 (+7.5%).

👉 Takeaway: New builds cooled slightly, but resale homes carried the county. Canyon remains Idaho's most affordable housing hub, with values rising steadily but still well below Ada's.

🏙️ Canyon County City Highlights

• Nampa: South Nampa led with 82 sales and a $523K median, proving the area's continued strength for move-up buyers.

• Caldwell: Southwest Caldwell logged 76 sales with a $432K median, up solidly from summer.

• Middleton: The high-end of Canyon County, with 68 homes sold and a $700K median - up nearly 20% from last fall.

• Parma & Wilder: Fewer sales, but stable pricing. Wilder averaged $555K, Parma $355K.

🔄 Ada vs. Canyon - The October Face-Off

Summary: Ada County continues to lead in price and volume, while Canyon offers better affordability and faster appreciation in existing homes.

🥔 What This Means for Idaho Buyers and Sellers

Boise

Buyers in Boise are seeing slightly more room to negotiate, especially on homes above $700K. Sellers should price realistically - homes that show well and are move-in ready still attract multiple offers, but overpricing is punished quickly.

Meridian

Meridian remains balanced. Buyers benefit from small rate relief, and sellers can expect a steady flow of move-up buyers drawn by schools and newer construction. Median prices near $585K are holding steady, showing continued confidence in this market.

Nampa

The rate dip boosted affordability, making Nampa a sweet spot for first-time buyers and investors. Sellers should note that well-priced homes under $450K move quickly - averaging just over 40 days on market.

Caldwell

Caldwell continues to surprise, combining affordability with growing demand. For buyers, it's a great entry point to the Treasure Valley. For sellers, rising prices and low inventory make this one of Canyon's most competitive markets heading into winter.

✅ Final Thoughts

October's slight dip in rates gave the Treasure Valley market a welcome shot of energy. While prices stayed steady, demand stayed strong, proving once again that Idaho's housing market doesn't hibernate - it just layers up for the cold months ahead.

Whether you're upgrading in Meridian, downsizing in Eagle, or buying your first home in Nampa, smart timing and local expertise make all the difference.

👉 Ready to talk strategy? Contact 1st Choice Mortgage and let's plan your next move before the next rate shift.