Ada and Canyon County housing market update February 2026 home prices and trends by 1st Choice Mortgage Idaho

Treasure Valley Real Estate Market Update: Feb 2026

Ada and Canyon County Real Estate Update: February 2026 Market Stats

Published: March 11, 2026 | By Jerry Robinson, Broker/CEO

As we transition out of winter and gear up for the busy spring buying season, the latest data for the Treasure Valley real estate market is officially in. We are seeing some fascinating divergences between Ada and Canyon counties when it comes to sales volume, pricing shifts, and neighborhood-level activity.

Whether you are looking to buy your first home, utilizing a VA loan, or considering selling, understanding these local dynamics is crucial for securing the best deal.

The Broad View: Ada vs. Canyon County

Ada County (Boise, Meridian, Eagle) saw a noticeable uptick in buyer activity this February compared to the same time last year. Total single-family home sales hit 647, marking a solid 6.77% increase year-over-year. The median price hovered at $538,000, representing a modest 1.51% increase. Homes averaged 60 days on the market.

Canyon County (Nampa, Caldwell, Middleton) experienced a slightly different story. While the total number of single-family homes sold dipped slightly by 2.95% to 362 total sales, the median price actually saw a more significant jump. The median price in Canyon County hit $441,990, a strong 6.00% increase from February 2025. Homes averaged 63 days on the market.

City-by-City Breakdown: Where the Action Is

To really understand what is happening, we have to look past the county lines and drill down into our local cities. Here is a snapshot of how specific areas performed in February 2026:

📍 Local Market Highlights:

Boise: Across Boise’s diverse neighborhoods, median prices ranged significantly. The Boise Bench offered more accessible pricing with 29 sales at a median of $420,000. Meanwhile, highly sought-after areas like Boise NW saw 35 sales with a median price of $695,000, and Boise NE hit a median of $877,450.
Meridian: Meridian remains a massive hub for buyers. Meridian NW led the pack with a staggering 83 homes sold at a median price of $509,999. Meridian SE also showed strong demand with 46 sales and a $619,850 median price.
Eagle: Eagle continues to hold its luxury status. There were 66 homes sold in February, boasting a median price of $1,002,500 and an average price of $1,172,054.
Nampa: Nampa offers fantastic variety for buyers. Nampa South saw the most action with 85 sales (Median: $468,000), followed by Nampa NE with 47 sales (Median: $480,000). For the most budget-friendly options, Nampa NW recorded 37 sales with a median price of just $369,900.
Caldwell: Caldwell remains a hotspot for affordability and new construction. Caldwell SW saw 68 homes sold (Median: $429,995), while Caldwell NW added another 60 sales (Median: $420,000).

🚨 TREASURE VALLEY BUYER STRATEGY: Don’t Let Rates Sideline You
With median prices continuing to climb - especially the 6% jump in Canyon County - waiting on the sidelines could cost you. If you are looking to buy in Boise, Meridian, Nampa, or Caldwell, locking in a smart financing strategy now is your best move before the spring market pushes prices higher.

Leveraging Your Loan Options in Today’s Market

With prices varying so drastically from Nampa NW’s $369,900 to Eagle’s $1M+ median, having the right mortgage program is essential. Here is how local buyers are successfully navigating these price points:

1. First-Time Home Buyers (IHFA)

If you haven’t owned a home in the last three years, the Idaho Housing and Finance Association (IHFA) remains an incredible local resource. Their programs offer robust down payment assistance, allowing qualified buyers to get into an Idaho home with very little out of pocket. Pairing an IHFA loan with the current inventory in Nampa or Caldwell gives first-time buyers serious leverage.

Also, on March 9th, Idaho Housing released their Bond First Time Home Buyer’s Program, which is trending rates lower than the typical mortgage rates!

2. VA Loans: The Ultimate Benefit for Treasure Valley Veterans

The VA loan is arguably the most powerful mortgage product available. It features a zero down payment requirement and completely eliminates monthly Private Mortgage Insurance (PMI). In a market where days on market are hovering around 60 days, a strong VA pre-approval can help you negotiate effectively with sellers who are eager to close.

3. FHA Loans: Maximum Flexibility

If you need more flexibility with your credit score or debt-to-income ratio, an FHA loan is a phenomenal route. These loans require just a 3.5% down payment, making those $420,000 median-priced homes in Caldwell highly attainable. Plus, that down payment can come from a family gift or an IHFA assistance program.

Explore Your Idaho Mortgage Options Today ›

February Market Update FAQs

What is the median home price in Ada County for February 2026?

The median single-family home price in Ada County for February 2026 was $538,000, representing a 1.51% increase compared to February 2025.

What is the median home price in Canyon County for February 2026?

The median single-family home price in Canyon County was $441,990 in February 2026, which is a solid 6.00% increase from the previous year.

What are the most affordable cities to buy a home in the Treasure Valley?

Based on February 2026 data, Nampa and Caldwell offer some of the most affordable options. For example, Nampa NW had a median price of $369,900, while Caldwell areas hovered between $420,000 and $429,995.

How long are homes staying on the market in Idaho?

In February 2026, the average days on market was 60 days in Ada County and 63 days in Canyon County.

About the Author: Jerry Robinson

Broker/CEO, NMLS #4475

Jerry is the owner of 1st Choice Mortgage in Meridian, Idaho. He specializes in helping buyers navigate local market data and utilize IHFA, VA, and FHA loan benefits to build wealth through real estate.