There’s a bit of a pricing standoff happening in the Idaho housing market right now—and if you’re a homeowner or an educator trying to figure out what’s really going on, let’s break it down Idaho-style: plain talk, no fluff.

As of March, the typical home in the U.S. was listed at $469,729 but sold for just $431,057. That’s a gap of nearly $39,000—about 9%. It's the biggest difference we've seen since back in 2020, when pandemic-fueled bidding wars were making things wild. But this time, it’s not bidding wars driving the gap… it’s expectations.

Sellers are looking in the rearview mirror. A lot of folks listing their homes right now are setting prices based on what their neighbor got last summer—or even what they paid when the market was red-hot in 2021 or 2022. But buyers? They’re looking at today’s interest rates, tighter budgets, and way more options.

It’s a classic standoff:

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  Sellers want yesterday’s prices.

  
  


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  Buyers are working with today’s math.

  
  

And who’s winning? Right now, buyers have the upper hand. Inventory is up, concessions are back, and sellers are slowly starting to adjust. But it’s taking time—and in Idaho, where folks like to play it smart and fair, overpricing a home is one of the quickest ways to get zero interest and end up chasing the market down.

So what’s the move if you’re selling in Idaho? Be realistic. Pricing your home based on “could’ve, should’ve” doesn’t help you move forward. The key is to price fairly from the start. If you’re working with a local agent who understands the nuances of our market (like what’s happening in places like Meridian vs. Idaho Falls), you’ll be ahead of the game.

And if you’re buying? This is your window. Don’t be shy to make an offer—even if it’s below asking. In this market, that’s not offensive—it’s expected. Sellers are more willing than you think to negotiate, especially if their home’s been sitting longer than they hoped.

Final thought: We’ve always had a unique rhythm here in Idaho—steady, community-driven, and a little more down-to-earth. The real estate market is no different. If we stay honest about where things are now (not just where they were), both buyers and sellers can make smart, confident moves.

Want help navigating this? Let’s connect. I’m here to make sure you don’t have to figure it all out alone.