Chubbuck & Pocatello Housing Market Update — August 2026

Market data as of August 27, 2026 | Chris Schmalz Real Estate Group

Every month I pull the Area Pro numbers for our Southeast Idaho markets and look for the story underneath them. This month's Chubbuck and Pocatello report tells a pretty clear one: the market is still moving, but it is rewarding sellers who price it right and punishing the ones who don't.

Here's what the numbers say.

The headline: 3.3 months of inventory

There are 315 active listings in Chubbuck and Pocatello right now, and homes are selling at a pace of about 97 per month. That works out to 3.3 months of supply and an absorption rate of 30.7%.

For context, four to six months of inventory is generally considered a balanced market. Under four months tilts toward sellers. So despite everything you may be hearing about a cooling market, Chubbuck and Pocatello are still short on homes relative to demand.

That said, "seller's market" doesn't mean what it meant in 2021. Which brings me to the part most people skip over.

The 24-day gap that tells you everything

Two numbers in this report matter more than any others:

• Days on market for homes that sold: 51
• Days on market for homes currently sitting active: 75

Homes that are priced correctly are going under contract in about seven weeks. The homes still on the market have already been out there for 75 days and counting.

That gap isn't about the market. It's about pricing. Buyers in this market are informed, they're watching inventory, and they are not chasing overpriced listings. A home that sits past the 60-day mark starts collecting questions — "what's wrong with it?" — whether anything is wrong with it or not.

Sellers are getting close to asking price — after they adjust

The closed sales tell an honest story:

Sellers are netting 96.4% of their original asking price, and 98.5% of their final asking price. In plain terms: the average seller cut about $6,700 off their list price during the process and then gave up another $4,900 at the closing table.

The sellers who priced right the first time didn't take that first haircut. That's roughly $6,700 in the difference between a good pricing strategy and a hopeful one.

Where the inventory is stacking up

The active listing breakdown is worth a look if you're thinking about selling. The two thickest bands of competition right now:

• $300,000 – $350,000 — a heavy cluster of active listings
• $500,000 – $600,000 — the single largest group of homes on the market

If you're listing in either of those ranges, you're not just competing on price. You're competing on condition, photos, and how fast you respond to showing requests. Presentation matters more when a buyer has forty other options in their price band.

There's also a real gap worth noting: the average active listing is priced at $424,305, while the average home is actually selling for $367,212. That $57,000 spread is a signal that the upper end of the market has more listings than it has buyers.

What this means if you're selling

Price it to the closed comps, not the active ones. Your competition's asking price is not the market — the sold price is. Plan on being under contract in about 50 days if you get the number right, and expect to negotiate a few thousand at inspection.

What this means if you're buying

You have more leverage than you did two years ago, especially above $500,000. 88 homes are pending against 315 active, so there's real inventory to choose from and time to be selective. Look hard at anything sitting past 75 days — those sellers are the most motivated people in the market right now.

Have questions about your specific situation?

These are market averages, and no home is average. Your neighborhood, your price point, and your timeline all change the math. If you're weighing a move in Chubbuck, Pocatello, or anywhere in Southeast Idaho, I'm happy to walk through what these numbers mean for your address specifically.

25 years here. Still answering the phone.

Chris Schmalz Real Estate Group Keller Williams Realty East Idaho | PLACE

Market data provided by Area Pro, current as of August 27, 2026. Information deemed reliable but not guaranteed.