It’s 2026, a new year with fresh opportunities for new home buyers. If you are a first-time home buyer looking to buy in the Treasure Valley, you’ll want to know a few things before you start taking your first steps to home ownership. It’s better to be informed prior to making big financial decisions, and the real estate market can be tricky to navigate.

Something to keep in mind if you’re planning buy a home in 2026 is: don’t wait for the perfect rate. You don’t need to wait for mortgage rates to drop, or accurately time the market. Mortgage rates are unfortunately not going down right now. If you have a good financial situation and find a home you love, don’t wait around for it to get snatched out from under you; buy it and you can always refinance later. Minimal rate fluctuations can have less impact on your monthly mortgage payments that you would think, and if you have good savings and credit scores, that won’t be a problem.

If you’re planning to buy this year, you will want to start the process of getting loan qualified as soon as possible. It can take first-time home buyers up to a year to get loan qualified, and you won’t want to be dealing with the process and miss out on the home you want. Lenders want to ensure that you’re able to pay off the loan timely without issues so they don’t suffer, and it can take time to go through your finances.

Another thing you’ll want to keep in mind is that there are many different programs and market rules out there that could help you out significantly as a first-time home buyer. Lenders frequently won’t bring those up so you’ll want to stay informed and find a good lender so you can get the best deal you possibly can. Certain places stop investors from buying up new homes for a period of time to help balance the housing market, something like that could help you out since you can also get good deals from buying homes straight from builders. Know what information is applicable to you and make sure any decision you make comes from a place of wisdom.

One more piece of advice: make sure you’re working with a seasoned realtor during your home buying journey! You’ll want someone who knows what they’re doing and how best to help you, not someone who will take advantage of you and keep you uninformed. Do your research!

Don’t be afraid of buying a home, there may be a lot of things to do and information to process before you can move in, but owning a home is worth the wait! Let us at TVPM and RE know how we can help you achieve your dreams.

As we’re nearing the end of 2025 and looking over the horizon to 2026, you may be wondering what the real estate market will look like in this new year. While we can’t predict exactly what will happen, we can definitely look at trends and current events to see where we could be headed, making a type of real estate forecast, which can be beneficial for making your plans for your home and family.

Will homes become more affordable? We do believe so, but lower prices will be slow in the making. It takes time for an economy to settle and same goes for the real estate market. There were quite a few buyers in the market in 2025 and they had quite a few homes to choose from because the inventory was higher than its been in years. We had about three months of inventory, which is still a seller’s market, but it behaved like a buyer’s market in that buyers got discounts on prices, lots of repairs, and some compensation for closing costs or rate buy downs. Resale homes had to compete with new home sales and because builders often offer quite a few concessions, sellers of resale homes also had to give concessions.

Inventory is expected to increase, especially as we come out of the cold months and into the warmer seasons. Mortgage rates are looking to stay around where they’re at, about 6%, with the potential to dip below that current rate.

Wages increasing and the job market stabilizing will have a big effect on people being able to afford to buy and sell homes, so there is great hope that wages will indeed go up and home prices will remain steady to help balance out the market for the first time in many years. Existing home sales are predicted to go up by about 3%.

All of this of course will take time, we are not looking at a sudden drop but at a gradual slope towards affordability. The places in high demand will still of course be more expensive and have lower inventory than the rest of the US, but maybe the younger generations will finally feel like they have a chance to buy affordable homes for themselves. We will watch 2026 with hope and anticipation!

Happy New Year from all of us here at TV Idaho RE and PM, we hope your family will be blessed in this coming year.

2025 is quickly leaving us in its wake, giving us long, dark, cold winter days illuminated by Christmas lights and hopes for the New Year. As we prepare for a new season of home buying and selling here in the Treasure Valley, it can be beneficial to take a step back and see what the real estate market looked like during some of the highs and lows of 2025.

Nothing particularly unexpected happened in the market during 2025 except the steady interest rates. The average interest rates hovered around 6.5% for most of the year and as of November 2025 were hitting 6.19%. The median home price in Ada County for November 2025 was $562,900, as opposed to the median home price in May 2025 which was $579,900. There were 2,121 homes on the market in Ada County in May 2025 and 1,897 homes on the market in November, the drop in inventory is likely due to the winter weather and holiday season. About 690 homes were sold in Ada County in November and they were averaging around 49 days on the market. Of the homes sold, 457 of them were resale, which was an increase of 7.3% year-over-year.

The Treasure Valley real estate market performed well this year, although definitely not as well as it has in previous years. It wasn’t the worst year, but not the best either. With the drop in prices and a potential for interest rates to drop as well, we are hopeful for 2026 to be the start of a well-balanced market for both buyers and sellers. But more on that at the end of the year, for now, Merry Christmas from all of us at TV Idaho RE and PM! May you and your family have a blessed holiday season and may your days be merry and bright.

Are you considering buying a home for the first time, but everyone around you is telling you to wait? Between the economy, housing inventory, and interest rates; things might look bleak in the housing market right now. Let me give you some good news; if you can afford it, you don’t have to wait!

I just closed escrow with a first-time home-buying couple, and they had been told by all their friends that now was absolutely not a good time to buy a home. I told them to tell their friends that they bought one because they could afford it! If your finances are secure, there’s never a bad time to buy a house. You can always refinance, and it’s far better to build equity in your own home than rent for years. My husband and I bought our first house at around a 10.5% interest rate, that’s where we first got our start, and I’m so glad we jumped in and did that. Right now, everyone believes that around 6% is the lowest that the interest rate is going to go, so if you can swing it, buy the house! Marry the house but date the rate.

We here at TVPM and RE hope you all have a happy Thanksgiving with your family and friends, and that you don’t let the naysayers ruin a good time (or your home-buying plans!). Please let us know if you have any questions or concerns about the real estate market, we’re always happy to help!

-Val Gray

As a new home buyer, you might have no idea about the incentives that you can get from buying different types of houses in your area. Here in the Treasure Valley, there are builders with brand new homes ready to sell with great offers that would benefit any new buyer. Low interest rates, covered closing costs, special offers, move-in-ready homes, and more may be enough to convince you to work with a builder instead of a previous home owner. You won’t want to do this, however, without taking on your own agent, or you will lack representation in your purchase.

Some other things you might see on an offer from a builder could be discounted upgrades on cosmetics such as flooring or counter tops, They may be able to offer to cover escrow closing costs, reduced mortgage rates, or different finance options that you might not be able to get buying an established home from a home owner. Builders put a lot of time, effort, and money into building their homes and want to sell at a profit, but if they don’t sell them at all then they won’t make a profit, so it’s worth it for them to offer benefits to their potential buyers.

Currently, new builds are outpacing resale homes in the Treasure Valley real estate market because resale can’t compete with $25,000 put down on your down payment or interest rate, or all the other benefits builders can offer. However, there are a few cons to buying new builds: you may have limited options for the cosmetic design of the home, you can be asked to use the builder’s affiliated lenders, or there may be other caveats to the benefits you are offered. Ultimately, it’s up to you to decide if the incentives are worth your money, and we at TVPM and RE are happy to answer any questions you might have on this topic!

Many people are concerned about the federal reserve meeting happening in just a few days here in the middle of September; home buyers, home sellers, and agents alike are eager to see if a rate cut announcement will be made or not. If you are considering buying or selling a home soon, you need to know what this means for your decision and how you can go about making the best choice for your future.

The federal reserve affects the interest rates in America because if the Federal Reserve decides to raise the rate, banks across the nation will have to change their lending rates to make up for the funds they will have to borrow from the Reserve. However, while short-term interest rates are directly affected by the fed’s announcement, mortgage rates are long-term and are linked to Treasury yields which are based on future expectations of our economy. As a result, mortgage rates are shifting no matter what the federal reserve announces, although the federal reserve’s actions to play into the long-term economy so it does change mortgage rates eventually.

Interest rates have dropped in the past few weeks, because mortgage lenders are anticipating Federal Reserve cuts, so they’ve preemptively dropped their rates to keep up with competition. The interest rates have also been dropping due to recent economic reports that show that the job market is poor right now, few jobs have been hiring and fewer people have been applying. That report in turn influences the bond market as well as the interest rates, since a poor economy with few job opportunities may cause the Federal Reserve to make cuts to help stabilize and stimulate the economic growth in our nation.

Ultimately, interest rates are always fluctuating, and if now is when you want to buy a home, you should buy one now! Always take your time and ensure that your finances are ready for home ownership, but don’t forget that you date the rate, marry the home. Please reach out to us if you have any questions, we at TVPM and RE are happy to help you achieve your home-owning dreams.

It’s summer in the Treasure Valley in Idaho: we’re hot, sweaty, and being hit with unpredictable weather swings, but there’s the promise of cooler days in just a few more weeks. This summer, for the first time in many years, we have what is called a balanced market. Both buyers and sellers have the power to negotiate due to the supply of homes starting to meet the demand. People aren’t frantically swarming to grab the few homes available and can take their time and make wise choices with their finances.

The market isn’t a true buyer’s market, but it does feel like it at times, mostly due to home sellers being skittish in their sales. Many sellers think that if they don’t give the buyers what they want, they won’t be able to sell their home. As a result of this nervous panic, the balanced market leans towards being a buyer’s market with any demands getting met by the sellers, and with the potential for sellers to lose out on the true value of their home.

If you listed your home and are moving because you need to buy something different, maybe a bigger or smaller home, and you can afford it: sell it and move on. You marry the house, not the interest rates, and you can always refinance later. Don’t feel pressured to sell your house to the first buyer who offers or anxious that you’ll miss out on selling your home if you give a counteroffer. The right buyer for your home will come. Let us at TVPM & RE know if we can help you with achieving your home-buying dreams.

Are you currently renting? Maybe thinking about the day when you’d be able to afford a home for your growing family or wanting to put down permanent roots here in the Treasure Valley? Maybe you’re not sure if buying a house is the best move right now, finances and opportunity seem tight these days for everyone. Let me share something that could change your mind about owning a home versus renting one over this next year.

Rent for a property could be catching up with a mortgage. In other words, it might be prudent to buy a home now and make an investment instead of sinking money into rent each month. In the past, it was simpler to tell if you should buy a home or rent one to save money. You could calculate how much you would save if you rented and then save up that money for a down payment someday. Nowadays, rent in many places is equivalent to or very close to a mortgage payment, meaning that all of the money you’d pay in rent each month could be instead going to something that would be fully yours someday or bring you equity if you sold it in the future.

Mortgage payments are generally stable month-to-month, while rent can change drastically if your landlord raises the prices on a whim. Owning a home can also give you tax benefits, and if you have or want to move in the future, you would have more time to make a decision instead of being kicked out of where you are renting. These are just a few of the reasons to think about owning a home instead of renting. Of course, you should always consider hidden homeowner costs, your finances, and make sure you’re not getting in something that’s well over your head. Contact any of us at TV Idaho Real Estate and Property Management, we would be happy to help you with any questions you might have about your dreams of home ownership.

The Treasure Valley may be seeing interest rates lower in June which would greatly benefit homeowners next year. The Federal Open Market Committee meeting will be held in a few weeks on June 18th, and we believe that they are going to lower their interest rate; we’re curious if it will be 0.25 or 0.50. Low interest rates are beneficial for homeowners, and if you’re planning on buying a house this year, those low rates will be great for saving money as you navigate the hidden costs of home ownership.

We are also experiencing a slowdown in the real estate market here in the Treasure Valley, which is mainly due to interest rates. Right now we have at least 30% more homes on the market than we did last year at this time, but they’re moving slowly towards being sold. We are hopeful that lower interest rates will keep the market moving, hopefully towards a balanced market for both buyers and sellers.

All of us here at TVIPM and Real Estate would be happy to help answer any of your questions about interest rates, housing costs, or anything else you might be pondering as you decide if you’re ready to buy or sell a home. We want to help you find your dream home, despite the challenges of the economy, and help you provide for your family what you need to thrive!

First-time home buyers have an advantage in the Treasure Valley real estate market right now, and you’ll want this information in your back pocket as you consider the next steps towards home ownership. The recent slowdown in the market gives you the possibility of affording home repairs and asking for closing costs, as well as offering a lower price and actually getting it.

In the last few years, homes have been selling for higher and higher prices, and people have been scrambling to buy homes with inventory being less than demand. You requesting closing costs or repairs was risky, since there were usually multiple offers on a home and other buyers might not have the same priorities that you did. But with the market slowing down and homes being on the market for around 2.5 months or 75 days and inventory catching up with demand, we’ve seen people’s requests being accepted with their offers. This allows first-time home buyers to afford better homes than they could and also to be able to afford repairs themselves after they move in.

Many home sellers think they can get more for their homes than they actually can right now, since they are used to the prices of post-2020. However, many home buyers are nervous about the state of our country’s economy and aren’t willing to just pay full price for any home, loan applications are down, and construction has been slowing. If you are a new home buyer, are ready to buy a home, and have the adequate funds necessary, now is the time to take the next step before the market picks back up again. Marry the house but date the rate, and don’t live in fear but stay informed. We at TV Idaho Real Estate and PM are willing to help answer any questions you might have, just give us a call or send a message!