September 2026 edition · Data as of October 29, 2026
Boise & Treasure Valley New Construction Guide
What to know, what to ask and what the numbers say.
When I moved to Boise from Santa Barbara in 2016, I knew there would be mountains. I knew there was a river. What I hadn't understood was how much of the life I enjoyed could fit around an ordinary day here: time outside, a drive into wine country, an evening beside the water.
Now add a brand-new home to that picture. Across the Treasure Valley, buying new opens up a remarkable range of ways to live. This guide covers what's happening, where it's happening, and what the numbers say.
By Susan Davidson, Realtor® | Homes of Idaho · September 2026 edition
Bring me to your first visit, before you register with the builder.
It is the single most important thing in this guide. Chapter 9 explains why. If you're still deciding where to live, my Treasure Valley Relocation Guide is the place to start. Call or text me first: (208) 985-4461.
What's in this guide
- Why is everyone talking about new construction in Boise?
- Are people still buying new homes here?
- Where is new construction happening?
- Does new cost more than resale?
- Is luxury new construction a big part of the market?
- What kind of life do you want around your home?
- What types of new construction are there?
- What surprises people buying new in Idaho?
- What should I do before I walk into a builder's office?
Each chapter starts with a question I'm often asked, gives you the facts, and ends with questions to ask yourself and questions to ask me. The grey dashed boxes are where photographs will go.
Why is everyone talking about new construction in Boise?
Because the Boise area is one of the strongest new-construction markets in the country. Realtor.com ranked it third among the 100 largest metros in its 2026 new-construction report, and 53.4% of the homes listed for sale were new builds.3
That ranking measures homes listed for sale between January and June 2026. The local numbers later in this guide count homes that closed, so the percentages will differ. Both point the same way: new homes are a big part of how this valley grows.
When I moved to Boise from Santa Barbara in 2016, I knew there would be mountains. I knew there was a river. What I hadn't understood was how much of the life I enjoyed could fit around an ordinary day here: time outside, a drive into wine country, an evening beside the water. A decade later, that is still the part I most enjoy sharing.
People keep arriving, and they need somewhere to live
The U.S. Census Bureau ranked Idaho the nation's second-fastest-growing state from July 2024 to July 2025, at 1.4%, against 0.5% for the country as a whole. Idaho's growth was driven largely by people moving here from other states.4 New neighbors need homes, and in this valley a great many of those homes are brand new.
Boise has a place in the country's technology future
Micron's Idaho plans include two leading-edge memory fabs, with initial production at the first scheduled for 2027. The company expects its Idaho plans to support more than 17,000 jobs. Those are not 17,000 permanent Micron positions. Micron counts direct employment, construction and the wider economy.5
In August came more news. Micron Research Labs, headquartered in Boise, is backed by a planned $10 billion investment over the next decade, and a flagship Boise facility is expected to break ground in 2027.6 How that turns into housing demand will depend on hiring and delivery, but the scale of the commitment is worth understanding, especially if you are weighing southeast Boise. I've written more about it in my article on Micron's Boise expansion.
Wide, late-afternoon view of the Boise foothills with the downtown skyline in the distance and a new-home neighborhood in the foreground. Warm light, a few people out walking or biking.
Ask yourself
- What is bringing me to the Treasure Valley: a job, family, a lifestyle change?
- When do I need to be here, and how much does that date limit my choices?
- Do I picture a finished home I can move into, or one built around my own plans?
Ask me
- How does buying a new home here differ from where I live now?
- Which parts of the valley fit my commute and my daily life?
- What does a new home cost in my price range today?
Keep exploring: Relocating to Boise · Treasure Valley Relocation Guide · Micron and Boise real estate · Why buyers choose Boise
Are people still buying new homes here, or is the market slowing down?
People are still buying. In the 12 months through September 2026, 5,781 new single-family homes closed in Ada and Canyon Counties, up 6.1% from the year before. Ada County climbed 10.6%. Canyon County held steady. September on its own was lower in both counties, but one month is not a trend. And 1,018 more new homes are under contract right now.2
September was lower. Did buyers lose interest, or are there fewer homes?
It's a fair question. September's new-home closings were 240 in Ada, against 270 a year earlier, and 169 in Canyon, against 192. Here is how I'd test it.
If buyers had walked away, new homes would pile up unsold while sales fell. That isn't what the year shows. Closed sales over 12 months rose in Ada and held in Canyon. If supply had dried up, builders would be listing fewer new homes. They aren't doing that either: they listed 8.8% more new homes in Ada and 5.1% more in Canyon than the year before.2 My read is that a single month's closings depend on when homes happen to finish and when loans fund, so I'd watch the 12-month line, not the monthly one.
Canyon County is the one to watch. New-home closings held flat while resale closings rose 10.9%, so new construction's share of Canyon's single-family sales slipped from 46% to 43%. In Ada the share barely moved, from 35% to 35%.
How much is on the market right now?
| To be built | Under construction | Finished, never lived in | All new homes for sale | Under contract | |
|---|---|---|---|---|---|
| Ada County | 119 | 370 | 569 | 1,058 | 624 |
| Canyon County | 66 | 204 | 378 | 648 | 394 |
Single-family new homes in the MLS as of October 29, 2026. “Under contract” means pending sales.2
A quick way to read that is months of supply: how long today's inventory would last at the recent selling pace. For all new homes it's about 3.7 months in Ada and 3.4 in Canyon. For finished, never-lived-in homes, the ones you could move into soon, it's about 2.0 months in Ada and 2.0 in Canyon. Resale homes are at 1.7 in Ada and 2.3 in Canyon. Many analysts treat four to six months as a balanced market, so finished new homes are not piling up.
There's another signal that buyers are still here. Right now 1,018 new homes are under contract in Ada and Canyon (624 in Ada, 394 in Canyon). That's about 2.1 months of closings already spoken for at the recent pace, and many of those homes are still being built.2
The all-new-homes figure runs higher because builders list lots and plans before a home exists. I show the finished-home number separately for that reason.
Boise is the exception, and it isn't about demand
Inside the Boise area, builders listed 5.0% fewer new homes than a year earlier (550 against 579), yet closings rose 5.8% (349 against 330).2 Another 39 new homes are under contract there today, about 1.3 months of closings. Buyers are there. The land isn't. Chapter 3 explains why.
Construction in progress: a framed two-story home against blue sky, with other homes in various stages of completion down the street.
The September scorecard
For the record, here is how September looked (my Monthly Market Stats cover the whole Ada County market), county by county, against September 2025.1 Medians shift with the mix of homes that sell, so treat them as signals, not predictions.
Ada County in September 2026
New construction made up 28% of single-family sales in Ada County that month (240 of 856). A year earlier it was 34%.
New homes
Resale homes
Ada County: how September changed since September 2025
Canyon County in September 2026
New construction made up 40% of single-family sales in Canyon County that month (169 of 420). A year earlier it was 45%.
New homes
Resale homes
Canyon County: how September changed since September 2025
Ask yourself
- Do I need to move by a certain date? That decides between a finished home and one built to order.
- Am I more flexible on timing or on location?
- Would I rather have a home right now, or exactly the home I want in a year?
Ask me
- What finished, never-lived-in homes are available at my price right now?
- Which builders have homes ready soon, and which are booking to-be-built?
- How long are builders taking from contract to keys at the moment?
Keep exploring: Search every new build · Monthly Market Stats · How new construction is rewriting the rules
Where is new construction happening around Boise?
Mostly in the cities around Boise, not in it. In September 2026, new homes made up 55% of single-family sales in Kuna, 53% in Middleton and 52% in Star. In Boise, Garden City and Hidden Springs combined, it was 9%.1
The valley is too varied for one median price to tell you much about your own search. “New share” simply means: out of every 100 single-family homes sold, how many were brand new.
| New construction | Resale | |||||
|---|---|---|---|---|---|---|
| City | New share of sales | Sold | Median price | Sold | Median price | New vs. resale price |
| Boise areaBoise, Garden City and Hidden Springs | 9% | 30 | $799,900 | 294 | $525,000 | +$274,900 |
| Meridian | 36% | 93 | $559,990 | 167 | $575,000 | −$15,010 |
| Eagle | 32% | 38 | $1,009,950 | 79 | $845,000 | +$164,950 |
| Kuna | 55% | 59 | $494,145 | 49 | $440,000 | +$54,145 |
| StarSpans Ada and Canyon Counties | 52% | 34 | $732,633 | 32 | $589,950 | +$142,683 |
| Middleton | 53% | 27 | $584,000 | 24 | $472,000 | +$112,000 |
| Nampa | 34% | 72 | $470,995 | 138 | $412,500 | +$58,495 |
| Caldwell | 44% | 63 | $454,000 | 80 | $389,500 | +$64,500 |
What stands out: Caldwell's new single-family median was $454,000. Eagle's was just over $1 million. In Kuna, Star and Middleton, more than half of single-family closings were new construction. Meridian is worth a look: its new-home median ($559,990) came in $15,010 below resale ($575,000). If you assumed new costs more, keep that door open. We still need to compare actual homes.
Source: Intermountain MLS, September 2026.1 Boise area combines Boise, Garden City and Hidden Springs. Star spans Ada and Canyon Counties. Shares are rounded.
Why does Boise itself look so different?
Simple. We've run out of dirt. Over the last 12 months, builders listed 550 new single-family homes in the Boise area, and 349 closed.2 The new homes you do see are mostly infill: a lot split in an older neighborhood, or an old house replaced. In the foothills, new homes tend to be expensive. About 50% of the new homes for sale in the Boise area today are priced at $1 million or more (54 of 108).2
Along the river and toward Micron, new construction is more often a townhome or condo than a detached house. Chapter 6 covers that. My advice is to broaden the type of home you consider. Infill, foothills communities and attached homes all deserve attention. A low new-home share doesn't mean there's nothing interesting to find.
Aerial view of an edge-of-town Treasure Valley community: new rooftops, farm fields beyond and the foothills behind. Early morning light.
Ask yourself
- How far am I willing to drive to work, school or the airport?
- Do I want a new neighborhood on the edge of town, or an established street with an occasional new home?
- Am I open to a townhome or an infill home to be close to the city?
Ask me
- Which cities have new communities at my price?
- What is planned nearby: schools, shopping, roads?
- What does the drive look like at 8 a.m. and 5 p.m.?
Keep exploring: Treasure Valley areas and communities · Day trips within 45 minutes · Schools in Idaho
Does a new home cost more than a resale home, and will the builder help with the price?
Usually somewhat more, but not always. In September 2026, the typical new home in Ada County sold for $620,204 against $565,000 for resale. In Canyon County it was $474,990 against $410,000. Whether a builder offers help depends a lot on the price range.1
One caution: a median reflects the mix of homes that sold. A county where more large homes sold new will show a bigger gap, even if a like-for-like home costs about the same. In Meridian, new homes sold for less than resale in September 2026, so it's worth keeping both doors open.
What builders offer, by price range
This section is my experience working with buyers, not market data. Builders and incentives change month to month, so treat it as a starting point for our conversation.
Under $600K
Incentives are commonRate buydowns and other incentives are common. Ask what is on offer and compare the full package, not just the headline.
$600K to $850K
Some helpSome buydowns, and occasionally other incentives. Worth asking, and worth comparing against a lower price.
$850K to $1.2M
UnlikelyIncentives are unlikely. Your leverage is usually in the lot, the options and the timing, rather than in the price.
$1.2M and up
Don't expect discountsLuxury custom builders generally don't discount. The value is in the lot, the design and the build quality.
What is a rate buydown, and should I take it?
A buydown means the builder pays to lower your mortgage rate, for the first year or two or for the life of the loan. It can be very valuable. It can also be tied to the builder's preferred lender. If the builder offers financing help, compare the whole package with another lender's Loan Estimate: fees, credits, cash to close and the payment over time. The Consumer Financial Protection Bureau has a useful guide.11 If you're buying your first home, start with my first-time buyer page. Idaho down payment assistance can bring your out-of-pocket costs far lower than most people expect, and my one-page guide to Idaho first-time buyer programs walks through it.
Incentives are also negotiable, and the right mix depends on your situation. That is where having your own agent pays off.
A homebuyer couple at a model-home kitchen island, reviewing a floor plan and price sheet with a notebook open. Natural light, unposed.
Ask yourself
- Would I rather have a lower price, a lower rate or help with closing costs?
- How long do I plan to stay? That changes how much a rate buydown is worth.
- What do I want to upgrade, and which upgrades are worth the price?
Ask me
- What incentives are builders offering at my price today?
- How does the builder's lender compare with a local lender?
- Which upgrades hold their value, and which are better done later?
Keep exploring: First-time buyers in Idaho · Idaho first-time buyer programs · How buying with me works · Monthly Market Stats
Is luxury new construction a big part of the Treasure Valley market?
Yes. In the 12 months through September 2026, 520 of the 1,374 homes that closed at $1 million or more in Ada and Canyon Counties were brand new: 38%. In the Boise area it was 111 of 441, or 25%.2
I can only vouch for our own market, so here is what the MLS shows: more than a third of the valley's million-dollar-and-up closings were homes nobody had lived in before. That's a lot of luxury being built, from custom homes on acreage to finished homes in gated and foothills communities.
How luxury new construction works here
Luxury custom builders generally don't discount, so the conversation is about the lot, the design and the details rather than a price break. In many luxury subdivisions the lot and the home are sold together, which means you can use traditional financing instead of a separate construction loan. Lot position, size and views can add a premium, so choose the lot as carefully as the plan.
Some luxury subdivisions have private septic systems and a community well covered by the homeowners association. That's worth understanding before you fall in love with a floor plan. Chapter 8 covers the Idaho details.
A luxury new home at dusk, warm light glowing from large windows, with a foothills or golf-course view behind it.
Ask yourself
- How much of the design do I want to decide myself?
- Do I want a finished home, or a lot and a builder?
- What matters most: the view, the acreage, the neighborhood or the architecture?
Ask me
- Which builders are selling lot-and-home packages in luxury subdivisions?
- What does the HOA cover: water, septic, irrigation, roads?
- How do the lot premiums compare across the communities I like?
Keep exploring: Luxury homes in Boise and Eagle · Luxury Market Report · Why affluent buyers choose Boise
What kind of life do you want around your home?
Start with the life, then choose the home. New communities here are built around lakes, foothills trails, resort-style 55+ living, wide-open land and, in Boise and Garden City, the river. Along the river, new construction is more often a townhome or condo than a detached house.
Ask me about new construction and I'll want to know more than your bedroom count. Would you rather look out over water? Step onto a trail? Have a clubhouse nearby, or room for a workshop and a garden? The answer changes where we begin.
On the water
Some new communities are built around lakes, with a clubhouse, a pool and parks. If your perfect evening ends beside the water, start here.
In the foothills
Hillside homesites, trails close by and modern designs, some with rooftop decks. Look beyond the community name. Different phases can offer quite different homes.
A little more resort
Single-level homes in 55+ communities, with fitness, pickleball, pools and a restaurant nearby. Ask what's included and what's a separate membership. If you're selling a bigger home to get here, see my downsizing page.
A little more room
Offices, bonus rooms, basements, RV or boat garages. Or begin with a piece of land. I've sold land and worked with custom-build clients in the Sunnyslope wine district and Marsing area.12
These are possibilities to explore on the right homesite, not features to assume on every lot. Some amenities are still plans, too. I'd want you to see what's there today, and drive the route you'd actually use.
A lake-community scene: a new home with a dock or lakeside path, a few residents out on paddleboards or walking at golden hour.
Foothills trail within walking distance of new homes, a mountain biker or hiker in the foreground, new rooftops below.
Is a townhome or condo right for me?
If you've read my article on life on the water near Boise, you know I think Garden City deserves far more attention than it gets.12 River paths. Places to stop for a glass of wine. Creative businesses. The chance to make more of your day on foot or by bike. And yes, there is surfing. In Idaho. The city's Live-Work-Create District highlights the Greenbelt, the Whitewater Park, wineries, breweries and restaurants as part of its setting.7
There's a timely addition, too. Ada County's new Park at Expo Idaho sits on the former racetrack, with trails, a nature playground, a skate area and a direct Greenbelt connection.8
Along the river and in southeast Boise toward Micron, new construction is often a townhome or condo. Land is scarce. Most market reports only count single-family homes, so this part of the story usually goes untold. I track it separately.1
Boise area (Boise, Garden City and Hidden Springs)
September 202622% of townhome and condo sales were new construction.
Garden City
October 2025 to September 202638% of townhome and condo sales were new construction.
Garden City's new attached homes made up 38% of its 12-month attached-home closings. I use the longer window because monthly numbers are small. It's a snapshot, not a trend, and a good reason to include townhomes and condos in your search. With an attached home, check the association's dues, responsibilities and restrictions too.
Garden City river scene: the Greenbelt path beside the Boise River with a cyclist, and new townhomes with balconies just behind the trees.
Ask yourself
- Where do I want to be when I step outside my front door?
- How much yard do I really want to maintain?
- Would a lock-and-leave townhome give me more time for what I love?
Ask me
- Which communities have the amenities I want, and which are actually finished today?
- What do the HOA dues cover, and what are the rules on rentals and pets?
- Which townhome neighborhoods put me closest to the Greenbelt?
Keep exploring: Life on the water · The Sunnyslope Wine District · Day trips within 45 minutes · Downsizing in the Treasure Valley · Areas and communities
What types of new construction are there?
Four main ways to buy new: build a custom home on land you buy, buy a finished or nearly finished "spec" home, pick a lot in a subdivision and build, or buy a high-production home with few choices. The earlier you step forward in the build, the more you can customize.
Buy land, build custom
You buy the land, hire a custom builder and design the home. I've sold many lots to clients who wanted to build, and my role doesn't end when the land closes. Search land and lots.
Best for: a one-of-a-kind home
Spec or quick-move-in home
A builder has already started or finished the home in a subdivision. It's the fastest path, with most or all finishes already chosen.
Best for: a quicker move
Pick a lot, then build
You choose a lot in a subdivision and build a custom or semi-custom home. You'll choose a plan or design, then finishes, within the builder's range.
Best for: choosing the lot and finishes
High-production homes
Typically at the lower end of the price range. There are few or no choices, though early buyers may be able to choose colors.
Best for: price and predictability
How much can you customize? It depends on when you step forward.
The same builder can offer you very different levels of choice depending on how far along a home is when you arrive.
For a to-be-built home, a typical timeline is roughly 6 to 18 months, depending on the builder, the plan and the level of customization.
Four-panel sequence of one home under construction: a cleared lot with a foundation, framing, drywall and finishes, and the finished home with landscaping.
Ask yourself
- How much do I want to choose, and how much do I want someone else to decide?
- How long can I wait before I need to move in?
- Do I want to design a kitchen, or would I rather walk into a finished one?
Ask me
- Which of the four types fits me best?
- Which builders offer homes at the stage I want?
- If I want land, can we check what can be built there before I buy?
Keep exploring: Search every new build · Search land and lots · New Construction page
What surprises people buying a new home in Idaho?
Water, power and lots. Buyers from other states are often surprised by private wells and septic systems on larger lots, by how irrigation water works, and by how low electricity costs are. Builders' warranties, lot premiums and financing options also vary.
Well and septic
As a rule of thumb, lots larger than about an acre are often on a private well and septic system. That surprises many buyers from California. Some luxury subdivisions use private septic systems with a community well covered by the HOA. Ask early what a specific lot uses. Acreage is common in places like the Sunnyslope wine district.
Irrigation water
Many new neighborhoods have irrigation water rights, and in new construction they are usually part of the HOA. Ask what the irrigation covers, who maintains it and what it costs.
Electricity
Idaho has some of the lowest electricity costs in the country, largely thanks to hydropower. As of May 2026 it was the lowest of all 50 states, at 12.35 cents per kWh against a national average of 18.44.9
Impact fees
Only a couple of big subdivisions charge them. Worth asking about, but don't expect them everywhere.
Lot premiums
Builders charge more for position, size and views. A corner lot or a lot backing onto open space can cost more up front. Choose the lot as carefully as the plan.
Financing
Local lenders know how to fund construction, and are often a good place to start. In luxury subdivisions where the lot and home are sold together, you may use traditional financing.
Warranty
It varies by builder. Some offer one year, some two. Ask what it covers, who services it and how long that takes.
Home inspection
Always get one on a new home. New homes are hand built, and an independent inspector can catch what a builder's walkthrough doesn't. ENERGY STAR-certified homes must beat minimum energy-code requirements by at least 10%, with independent verification. Ask whether your home is certified.10
A sprinkler irrigating a green lawn at golden hour in front of a new home, with a canal or ditch visible beside the street.
Ask yourself
- How much land do I really want, and am I ready to manage a well and septic system?
- What should my home inspection cover?
- How would lower electricity costs change my monthly budget?
Ask me
- What does this lot use for water and sewer?
- What does the irrigation cost, and who maintains it?
- What does this builder's warranty really cover?
Keep exploring: Relocating to Boise · Treasure Valley Relocation Guide · Living on acreage in Sunnyslope
What should I do before I walk into a builder's sales office?
Call me first. Bring me to your very first visit, before you register with the builder or sign anything.
Bring me to your first visit, before you register with the builder.
Many builders only recognize an agent who is with you at the first visit or named when you register. Once you've walked in or registered on your own, it can be too late to add me.
The builder's sales team works for the builder. I work for you. In most cases the builder pays my fee, so it doesn't cost you extra.
What else I'd do before you sign
Get pre-approved locally
A local lender gives you a number to compare against the builder's offer.
Choose the lot with care
Position, size and views drive both the premium you pay and the value you keep.
Read the contract with me
It's written by the builder's legal team to protect the builder. We'll go through the terms and the deadlines together.
Inspect and read the warranty
Hire an independent inspector, and know what your builder's warranty covers before you close.
I'm purposely not going to walk through every step here. It differs by builder, and by home. What matters is that we talk before you do anything with the builder, and that I'm with you for the rest, from the lot and the floor plan to contract dates and the final walkthrough.
Susan with clients in front of a model home, looking at a site plan together. Friendly and natural, no one posing for the camera.
Ask yourself
- Which builders have I already contacted or registered with?
- What do I most want to protect: my budget, my timeline or my choices?
- Who else needs to be part of the decision?
Ask me
- Can you come with me to my first visit?
- What should I bring, and what should I avoid saying or signing?
- What can we negotiate, and when?
Keep exploring: How buying a home with me works · First-time buyers · New Construction page · Contact me
Every question in one place
Tick off the ones that sound like you, then bring the sheet to our first conversation. Print it, or save it as a PDF.
| Chapter | Ask yourself | Ask me |
|---|---|---|
| Chapter 1Why is everyone talking about new construction in Boise? |
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| Chapter 2Are people still buying new homes here, or is the market slowing down? |
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| Chapter 3Where is new construction happening around Boise? |
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| Chapter 4Does a new home cost more than a resale home, and will the builder help with the price? |
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| Chapter 5Is luxury new construction a big part of the Treasure Valley market? |
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| Chapter 6What kind of life do you want around your home? |
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| Chapter 7What types of new construction are there? |
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| Chapter 8What surprises people buying a new home in Idaho? |
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| Chapter 9What should I do before I walk into a builder's sales office? |
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11 more questions, answered
Are people still buying new homes in Boise and the Treasure Valley?
Yes. In the 12 months through September 2026, 5,781 new single-family homes closed in Ada and Canyon Counties, up 6.1% from the 12 months before. Ada County rose 10.6% to 3,466. Canyon County was unchanged at 2,315. September 2026 alone was lower in both counties, which is one month, not a trend.
How much of the Treasure Valley market is new construction?
Over the 12 months through September 2026, new construction was 35% of single-family sales in Ada County and 43% in Canyon County. In September 2026 alone it was 28% in Ada (240 of 856) and 40% in Canyon (169 of 420).
Is a new home more expensive than a resale home in Boise?
Usually, but not everywhere. In September 2026, the median new home in Ada County sold for $620,204, which is $55,204 more than the median resale home at $565,000. In Canyon County it was $474,990 for new homes against $410,000 for resale, a gap of $64,990. Meridian was the surprise: new homes there sold for less than resale homes. Medians reflect the mix of homes that sold, so they are a guide, not a like-for-like comparison.
Where is new construction happening around Boise?
Mostly outside the city. In September 2026, new homes were 55% of single-family sales in Kuna, 53% in Middleton, 52% in Star and 44% in Caldwell. Inside Boise, Garden City and Hidden Springs it was 9%, because there is very little land left to build on.
Why is there so little new construction in Boise itself?
Boise has almost no vacant land left. New homes inside the city are mostly infill (a lot split in an older neighborhood, or an old house replaced), foothills homes, and townhomes and condos along the river corridor. In the 12 months through September 2026, builders listed 550 new single-family homes in the Boise area and 349 closed. About half of the new homes for sale there today are priced at $1 million or more.
What are the types of new construction?
Four main ones. You can buy land and hire a custom builder. You can buy a finished or nearly finished "spec" home in a subdivision. You can choose a lot in a subdivision and build a custom or semi-custom home. Or you can buy a high-production home with few or no choices, where early buyers may choose colors. The earlier you step forward in the build, the more you can customize.
Do builders offer incentives on new homes?
Sometimes. In my experience, rate buydowns and other incentives are common on new homes under about $600,000, available but less common between $600,000 and $850,000, and unlikely above $850,000. Luxury custom builders generally do not discount. This is my experience, not market data, and it changes with builders and with the month.
Do new homes in Idaho have a well and septic system?
Most homes in town use city water and sewer. As a rule of thumb, lots larger than about an acre are often on a private well and septic system, which surprises many buyers from California. Some luxury subdivisions use private septic systems with a community well covered by the homeowners association. Ask early what a specific lot uses.
Do I need my own agent to buy a new build?
It is strongly recommended. The builder's sales team represents the builder, and the contract is written by the builder's legal team. Bring your agent to your first visit, before you register with the builder. In most cases the builder pays the buyer's agent fee, so it does not cost you extra.
Are new townhomes and condos selling in Garden City?
Yes. In the 12 months through September 2026, 25 new townhomes and condos sold in Garden City, at a median price of $430,000. That was 38% of all townhome and condo sales there. Another 41 resale townhomes and condos sold at a median of $555,000.
What counts as new construction in this guide?
Homes the MLS lists as to be built, under construction, or new and never occupied. Resale means every other single-family sale in the same area and period. A recently built home that someone has already lived in counts as resale.
General information only. Not legal, tax or lending advice.
Where these numbers come from
Source
Every local figure comes from the Intermountain MLS, using its Market Statistics report, as of October 29, 2026. Closed sales are homes that closed in the period shown.
What counts as new construction
Single-family homes (including those with acreage) that the MLS lists as to be built, under construction, or new, never occupied. Resale is every other single-family sale in the same area and period.
12-month figures
Where I say "the last 12 months," I mean October 2025 through September 2026, compared with the 12 months before. A full year smooths out the swings you see from month to month.
Months of supply
Homes active today, divided by the average number that closed per month over the last 12 months. It estimates how long today's inventory would last at the recent pace. New-home inventory includes homes not yet started, because builders often list lots and plans before building them, so I also show finished, never-occupied homes on their own.
Areas
County numbers cover the whole county. City numbers follow the city on the MLS listing. I group Boise, Garden City and Hidden Springs as the Boise area, because that's how people here think of it. Star sits in both counties, so I count it as a city.
$1 million and up
Single-family sales and listings priced above $1,000,000. "New share" is new construction divided by all homes in that price range.
Days on market
I leave days on market out of the headline numbers. Builders often list lots and plans on day one, long before a home exists, so a new home's days on market can't be compared fairly with a resale home's.
Townhomes and condos
Reported separately, with the same rule for new versus resale.
Why these numbers may differ slightly from my monthly stats page
My Monthly Market Stats use the Boise Regional REALTORS® stat sheet. This guide uses my own MLS pull, a little later, with the definition above. A few homes' difference is normal.
Source: Intermountain MLS, data as of October 29, 2026. Single-family homes unless noted. Statistics reflect general market conditions, not the value of any specific home. Small samples, such as monthly townhome and condo counts, can swing from month to month.
The facts behind the story
- Monthly market figures. Intermountain MLS Market Statistics, September 2026, data as of October 29, 2026. Residential closed sales; single-family including acreage, with attached homes reported separately.
- 12-month, inventory and $1M+ figures. Intermountain MLS Market Statistics, October 2025 to September 2026 compared with October 2024 to September 2025, data as of October 29, 2026. New construction is homes listed as to be built, under construction, or new and never occupied. Months of supply is homes active today divided by the 12-month average monthly sales. Under-contract counts are pending single-family new homes in the MLS on October 29, 2026.
- National ranking. Realtor.com, “Realtor.com Ranks the Top Metros for New Construction in 2026,” published August 31, 2026 (distributed by PR Newswire). Listing data January 1 to June 30, 2026, across the 100 largest U.S. metros. Boise ranked third; new construction was 53.4% of listings; new-build listings were priced about 4.5% below existing homes. Listings, not closed sales. Read the release.
- Population. U.S. Census Bureau, Vintage 2025 estimates (July 2024 to July 2025). Idaho +1.4%, second among states; U.S. +0.5%. Census described Idaho's growth as largely driven by people moving from other states. See Boise Dev's coverage.
- Micron's Idaho expansion. Micron, Idaho project page: two planned fabs, expected employment impact, initial production scheduled for 2027. Plans may change.
- Micron Research Labs. Micron announcement, August 20, 2026: planned $10 billion over a decade, Boise headquarters, flagship facility expected to break ground in 2027. See Coeur d'Alene Press.
- Garden City. City of Garden City, Live-Work-Create District. District amenities, not access promises for any individual property.
- Park at Expo Idaho. Ada County and Expo Idaho announcements. See KIVI-TV.
- Idaho electricity prices. Idaho Business Review, August 12, 2026, reporting a power-industry report based on U.S. Energy Information Administration data: Idaho averaged 12.35 cents per kWh in May 2026, the lowest of the 50 states, against a national average of 18.44. See the article.
- Energy performance. ENERGY STAR residential new construction program: minimum performance improvement and third-party verification requirements.
- Financing comparisons. Consumer Financial Protection Bureau, “Compare and negotiate your loan offers.”
- Local perspective. My BoiseRE Insights articles on life along the Boise River and the Sunnyslope Wine District.
Information deemed reliable but not guaranteed. Medians are not matched-home comparisons, and sale-to-list ratios do not account for any separate concessions. Builder incentive notes reflect my experience and are not market data. Equal Housing Opportunity.
Earlier editions
- September 202628% of Ada County sales were new construction · median new-home price $620,204You are here
I update this guide every month, once the numbers are in. For the whole Ada County market, see my Monthly Market Stats.
Thinking about buying new? Call me first.
The builder's sales team works for the builder. I work for you. Call or text (208) 985-4461 · susan@BoiseRE.com
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