April Market Update

Spring is off to an above-average start

Overall, pending data for residential resale in Boise shows that 2026, so far, is more active than the past few years. We’re also seeing a new type of buyer—first-time buyers who have been on the sidelines, saving above-average down payments. Traditionally, first-time buyers tap into programs offering 3.5% to 5% down (often with mortgage insurance that can add a few hundred dollars to monthly payments). This spring, I’m seeing a number of first-time buyers bringing 20% down. In my 23 years, I’ve never seen so many buyers so well-prepared. With rates lower than last year—and uncertainty about where they’re headed—these buyers are ready to jump in. This is fueling all levels of the market, though right now the under-$500,000 segment is the most active.

Looking at flash sale data (homes that go pending within 7 days of listing), we’re seeing solid activity, though there has been a slight dip since the start of the Iran conflict (and the associated bump in interest rates). If you look back, you can see how flash sales surged during the pandemic—this kind of pace tends to push prices up. At the moment, we’re tracking more in line with the past few years.

When we isolate flash sales under $500,000, the strength of this year’s first-time buyer activity becomes even more clear compared to last year.

Looking at new listings by week, we’re seeing strong listing activity—and so far, pending sales are keeping pace with new inventory. I would not expect a glut of inventory this season.

Lastly, when we look at original-to-sold price ratios, we can see that the above-average ratios we discussed last March have dipped slightly for April closings so far. Rates were at their lowest at the start of the year, and those January–February pendings (closing in March) reflect buyers locking in rates as low as 5.5%. With limited inventory, they were willing to stretch to secure a home. Once the Iran conflict began, rates rose, and while buyers remained active, they became a bit more measured in their pricing.

That said, we listed three homes last week, had multiple offers on all three, and are pending as much as 5% to 10% over asking. We’re staging our listings, going all-in on photography and marketing, and being very intentional about how we launch—because those details matter. We may be a little obsessed with the nuances, but we deeply appreciate our sellers who go the extra mile to help their homes shine.

If you are curious about market conditions in Eagle, Meridian or beyond or have questions about your home or your neighborhood’s market conditions, reach out anytime.

Andrea Pettitt