Single-level homes made up 45% of active listings in Ada and Canyon counties in October 2026 but 55% of sales, and they sold about 11 days faster than two-story homes. Winning one comes down to three things: knowing which areas actually have them, being ready to move the day one lists, and checking that "single-level" really means one level before you write an offer.
Why Single-Level Homes Are Harder to Win
There are plenty of single-level homes for sale. The challenge is that more buyers want them. In October 2026, single-level homes sold in a median of 17 days, versus 28 for two-story homes, and closed at 99.4% of their original list price.
Where they are also varies. In Boise, almost all are older resale homes, while in Star and Kuna most are new construction. In early November 2026, 1,446 single-level homes were for sale across Ada and Canyon counties, and the median one that sold in October went for $466,900, or $290 per square foot.
Single-level homes sell faster than two-story homes, so being ready to write an offer matters more than it would on a typical two-story.
Step 1: Know Your Number Before You Look
Get a full pre-approval, not a quick online estimate. When a well-priced one-story lists, the buyers who can write that day usually win. If you're selling a two-story to make the move, ask your lender how they'll treat your current home: as sold, as a pending sale, or with a bridge loan. The sell-and-buy guide walks through those options.
Step 2: Search Where Single-Level Homes Actually Are
A city-wide search for "single story" pulls in a lot of homes that aren't. Narrow it by the areas and eras that built them.
| Where to look | What you'll usually find | Watch for |
|---|---|---|
| Older Boise neighborhoods (the Bench, Southeast Boise, West Boise) | 1950s to 1980s ranch homes, larger lots | Original systems, step-down rooms, older bathrooms |
| Garden City and Northwest Boise | 1970s to 1990s one-story homes, smaller lots | Lot rent in some manufactured-home parks |
| 55+ communities in Meridian, Kuna and Star | Newer one-story homes, HOA yard care | Age rules, HOA fees, rental limits |
| Nampa, Caldwell and Kuna | Newer one-story plans at lower prices | Commute times, lot size |
| New construction | Builder one-story plans | Smaller lots, upgrade costs |
The city-by-city guide breaks this down with October 2026 numbers.
Step 3: Confirm It's Truly One Level
Listings use "single-level" loosely. Before you fall for one, check for a bonus room up a flight of stairs, a finished basement where the laundry lives, steps from the garage into the house, and a step-up front entry. Bring the Single-Level Walkthrough Checklist to every showing.
A "main-level primary" home is not a single-level home. If any room you'll use daily is up or down stairs, keep looking.
Step 4: Write an Offer That Wins Without Overpaying
One-story homes often draw more than one offer when they're priced right. A strong offer is usually clean more than it is high: a solid pre-approval, a reasonable inspection period, and a closing date that works for the seller. If the seller needs time to find their own next home, a short rent-back can matter as much as price.
Your Next Step
Tell Dave the cities, price range and must-haves you want, and he'll set up a search that emails you new true single-level homes as they list.
Questions About Buying Single-Level
Are single-level homes more expensive in the Treasure Valley?
Per square foot, yes. In October 2026, single-level homes in Ada and Canyon counties sold for a median of $290 per square foot, versus $250 for two-story homes, because they sit on more land per foot of living space. They are smaller, so the median total price was lower: $466,900 versus $545,500.
Do single-level homes sell faster?
In October 2026 they did: a median of 17 days on market versus 28 for two-story homes in Ada and Canyon counties. The monthly single-level report tracks it by city.
Can I find a single-level home under $400,000 in the Treasure Valley?
Yes. In October 2026, 149 of 661 single-level sales in Ada and Canyon counties closed under $400,000, about two-thirds of them in Canyon County. Expect trade-offs on age, size or location.
Should I buy a new or resale single-level home?
New construction gets you modern systems and an easier layout. Resale often gets you a bigger lot and an established neighborhood. The new construction guide covers what to check with builders.
How Dave Got These Numbers
Figures come from an export of the Treasure Valley MLS for Ada and Canyon counties: homes that closed October 1 to 31, 2026 (1,210 sales, 661 single-level) and listings active on November 2, 2026. Single-level means the MLS level field reads Single; two-story includes Two Story and Two Story with below grade. Days on market are cumulative. Figures are medians. MLS data is deemed reliable but not guaranteed.