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Housing market inventory within the Boise, Idaho metro area has experienced some serious ups and downs over the past few years. Supply levels had been trending downward for a long time.
As inventory dwindled, home buyers in the Boise area found themselves competing fiercely with one another for limited housing options. In addition to causing bidding wars and rapid home sales, this trend boosted Boise-area home prices to all-time record highs.
The current real estate market is not as tight or competitive as it was during the past few years. Inventory levels are trending upward in 2026, increasing competition among sellers looking to put their homes on the market. These trends could extend throughout the rest of this year.
When this article was published, the Boise-Nampa metro area had less than a 2.4-month supply of homes for sale. This represents a fairly tight housing market, where inventory is concerned.
This means that it would take 2.4 months to sell all of the homes currently on the market at the current sales pace. This metric is often used to indicate the level of inventory in the housing market and provides insight into the balance between supply and demand.
A low months’ supply (like the present level in Boise) indicates that there are not many homes for sale relative to demand. This in turn can lead to multiple-offer scenarios and sometimes even bidding wars, as buyers attempt to outmaneuver one another.
The ideal months’ supply for a balanced housing market is closer to four or five months. But that’s something we haven’t seen for quite some time, in Boise or in other housing markets across the U.S.
That said, inventory is on the rise, with home sellers having to adjust their strategy and listing prices as the market faces more inventory.
Higher mortgage rates have played a role in sellers’ reluctance to put their homes on the market. Numerous surveys over the past few months have shown that some homeowners who would like to sell are reluctant to do so, because they don’t want to give up their low mortgage rates.
Many homeowners across the Boise area and nationwide currently have mortgage rates that are significantly lower than today’s average rates. So a person who sells their current home and buys another could encounter higher housing costs.
If mortgage rates decline over the coming months, as some forecasts suggest, it could make homeowners more comfortable with the idea of selling. Additionally, not all sellers have the luxury of waiting around for mortgage rates to drop. For many people, moving is a necessity due to work-related relocation or other reasons.
So we could see a further increase in inventory levels across the Boise real estate market later in 2026. That would be a positive development from a home buyer’s perspective.
When inventory levels increase within a particular real estate market, we tend to see a corresponding decrease in the overall pace or speed of home sales. And that’s exactly what has happened within the Boise real estate market in 2026.
According to RedFin, homes are sitting on the market for roughly 41 days before selling. That’s an increase of 9 days from the same tie last year, which means listings are sitting on the market longer than they have been. Again, one reason for this is the increase in inventory, and another reason is the relatively high mortgage rates, though rates are slightly dipping.
Anyone planning to buy a home in 2026 should pay close attention to these trends. They’re a direct reflection of the level of competition within this housing market.
Market research and awareness can help home buyers increase their overall chance for success. But don’t stop there. There are also some proactive steps you can take to find a suitable property within budget, despite tight inventory conditions.
In Idaho, conforming loan limits in 2026 (the maximum loan amounts that Fannie Mae and Freddie Mac will buy) vary by county but are generally $832,750 for a single-family home in 2026.
FHA loan limits are usually lower than conforming limits in many counties — for example, the FHA limit in Boise is $586,500 for a single-family home — and also vary by county and property size.
These limits help determine which loan programs you can use for your home purchase.
Sammamish Mortgage serves home buyers all across the Pacific Northwest, including the Boise area. You can get pre-approved for one of our many loan programs to give you an added advantage in this competitive market. Additionally, our efficient underwriting process can help ensure that you close on time. Use our mortgage calculator to get an idea of what your loan will cost you. Please contact our staff if you have mortgage-related questions, or, visit our website to get an instant rate quote.
Whether you’re buying a home or ready to refinance, our professionals can help.
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