Mindful Water Co. in Idaho Falls

If you've started searching online, you've probably seen every answer from "30 days" to "six months." The truth is, both can be right. It just depends on where you're starting from and how prepared you are when you begin.

I've been helping buyers close on homes in Idaho Falls, Ammon, Rigby, Blackfoot, Shelley, Rexburg, and Pocatello for 25 years, and the timeline almost always comes down to three phases: getting ready, finding the right home, and getting to the closing table. Here's what each one actually looks like.

Phase 1: Getting Mortgage-Ready (1 Day to a Few Weeks)

This is the step people skip and regret. Before you tour a single home, you need a lender who can tell you what you actually qualify for.

• If your finances are straightforward (steady income, decent credit, documentation ready to go), pre-approval can happen in a day or two.
• If there's cleanup to do, such as credit issues, self-employment income, or a high debt-to-income ratio, this phase can stretch to a few weeks or longer.

In a market like ours, where a well-priced home in Ammon or Idaho Falls can get an offer within days of listing, showing up without a pre-approval letter means you're not really shopping yet. You're just looking.

Phase 2: The Home Search (2 Weeks to Several Months)

This is the phase with the widest range, and it depends heavily on your city and price point.

• Idaho Falls and Ammon: Inventory moves fast, especially in the $300K to $450K range. Buyers who know exactly what they want and act quickly are often under contract within a month.
• Rigby and Shelley: More new construction and a bit more breathing room, but desirable lots and finished homes still go quickly.
• Blackfoot and Pocatello: Generally more affordable with a bit more inventory to choose from, which can mean a slightly longer, less pressured search.
• Rexburg: Strong rental and investment demand, thanks to BYU-Idaho, keeps certain price points competitive year-round.

If you're flexible on location and price, you might find your home in a couple of weekends. If you're holding out for a specific neighborhood, acreage, or a hard-to-find layout, plan on this phase taking longer, sometimes several months.

Phase 3: Contract to Closing (30 to 45 Days)

Once you're under contract, Southeast Idaho closings typically run 30 to 45 days, covering:

• Inspection period (usually 7 to 10 days)
• Appraisal (ordered early, but can take 2 to 3 weeks depending on the lender and appraiser availability)
• Underwriting and final loan approval
• Title work and closing coordination

Cash buyers can move faster, sometimes closing in two to three weeks. VA and USDA loans, common in our rural areas, can occasionally add a few days for extra documentation, but rarely add weeks if your lender is experienced with them.

So, Realistically: How Long Does the Whole Thing Take?

For most buyers in Idaho Falls and the surrounding communities, plan on 60 to 90 days from the day you start seriously looking to the day you get keys, assuming you're pre-approved before you start touring homes.

Buyers who are flexible, decisive, and already financially prepared can beat that timeline. Buyers who are still shopping for a lender, unsure of their budget, or set on a very specific home should build in more cushion.

The One Thing That Speeds Everything Up

Get pre-approved before you fall in love with a house. It's the single biggest factor in how fast, and how smoothly, the rest of the process goes, especially in a market where good homes in Idaho Falls, Ammon, and Rigby don't sit long.

25 years here. Still answering the phone. If you're thinking about buying in Idaho Falls, Ammon, Rigby, Blackfoot, Shelley, Rexburg, or Pocatello and want a straight answer on timing for your situation, reach out. We work with a trusted network of local lenders and can get you connected to get pre-qualified quickly, often within a day or two, so you're ready to move the moment the right home hits the market. I'm happy to walk through it with you.

Numbers don't lie, and the latest Bonneville County data tells a clear story: this is still very much a seller's market, but it's cooling in a way that's actually healthy for everyone involved. Here's what's happening as of mid-July 2026.

Inventory Is Tight, But Loosening

We're sitting at 3.2 months of supply right now. For context, a "balanced" market is usually considered 5-6 months, so we're still well below that line. That means sellers have leverage, but it's not the frenzy we saw a couple years back. There are 470 active listings on the market today, with another 224 homes pending — a 32% pending ratio that tells you buyers are still moving when the right house comes along.

Homes Are Sitting Longer Than They Used To

The average days on market for active listings is 72 days. Sold homes over the last three months averaged 49 days on market before going under contract. That's a meaningful shift from the "list it Thursday, offers by Sunday" pace of the past few years. Buyers have a little more breathing room to think things through, and sellers need to price accurately from day one rather than testing the top of the market.

Sales Volume Is Steady

447 homes sold in Bonneville County over the last three months, averaging 149 sales per month. That's a healthy, consistent pace — not a boom, not a bust. Just steady demand from a growing area.

Pricing: Sellers Are Still Getting Close to Asking

This is the number I get asked about most. Homes are selling at 97.1% of their original list price on average. Break it down further and here's what it looks like:

• Original List Price: $455,448
• Final List Price: $445,759 (98.1% of original — meaning most sellers made a small adjustment along the way)
• Sold Price: $447,511 (98.9% of final list price)

In plain terms: pricing right the first time still matters. Homes that get a price cut tend to sell close to that adjusted number, not much below it. The days of routinely offering $20-30k over asking have cooled, but well-priced homes are still selling close to what sellers are asking.

Where the Action Is

Looking at active listings by price range, the $350k-$400k and $600k-$700k bands have the most inventory right now, with activity thinning out considerably above $1M. If you're shopping in that $350-500k range, expect more competition. If you're above $600k, you'll likely have more room to negotiate.

What This Means If You're Selling

Price it right from the start. With homes averaging 49-72 days to sell, overpricing just means a longer time on market and an eventual price cut — and buyers notice a stale listing. Come in at a realistic number based on recent comps, not what your neighbor got two years ago.

What This Means If You're Buying

You have more time than you did a year or two ago, but don't mistake "more time" for "no competition." At a 32% pending ratio, roughly a third of what's on the market is already spoken for. If you find the right home in the $350-400k or $600-700k range, be ready to move.

Questions About Your Specific Situation?

Market averages are useful, but they don't tell you what your home is worth or what you should offer on that house you've been watching. That's where a conversation helps more than a spreadsheet.

25 years here. Still answering the phone. Give us a call.

Market data current as of July 19, 2026, covering Bonneville County. Data provided by Chris Schmalz Real Estate Group.

If you're thinking about buying or selling in Blackfoot, here's the honest, no-fluff breakdown of where the market stands as of this week.

The Short Version

Blackfoot is sitting in balanced-to-slightly-seller-favored territory right now, with 2.5 months of supply on the market. For reference, anything under 3 months typically still favors sellers, while 6 months is considered neutral. Homes are moving, prices are holding steady, and sellers are getting close to full asking price.

What's Currently For Sale

There are 69 active listings in Blackfoot right now, with an average asking price of $467,563. The bulk of that inventory sits in the $200k–$500k range, which lines up with what we're seeing buyers ask for most often — solid, move-in-ready homes in the mid-price tier.

Active listings are averaging 72 days on market. That's not a lightning-fast pace, but it's not sluggish either — it tells me buyers are still being thoughtful, comparing options, and not rushing into overpriced homes.

What's Under Contract

32 homes are currently pending, which works out to a 32% pending ratio — meaning about a third of everything on the market has an accepted offer. Pending homes are averaging $375,678, noticeably lower than the average active listing price. That gap is worth paying attention to: it suggests the homes getting snapped up quickly tend to be priced more realistically, while some of the pricier active listings may be sitting because they're priced ahead of the market.

What's Actually Sold — Last 3 Months

This is where the real story is. Over the past three months, Blackfoot has seen:

• 84 homes sold
• 28 homes sold per month, on average
• 54 days on market, on average, before going under contract
• 97.3% of original list price achieved at closing

Breaking down the pricing on those closed sales:

• Original list price averaged $370,242
• Final list price (after any adjustments) averaged $363,217
• Final sold price averaged $361,873

That means sellers are netting close to full value — homes are selling for about 97.9% of their final list price and 97.3% of their original ask. Translation: well-priced homes in Blackfoot are still commanding strong offers, but overpricing out of the gate is costing sellers time and, ultimately, money once they adjust.

What This Means If You're Selling

Price it right the first time. The data is pretty clear — homes that list close to true market value are selling faster and closer to full price. Homes that start too high tend to sit, get a price cut, and still end up settling near where they should have started. If you're weighing whether to list this summer, this is a solid window: inventory is still tight enough that well-prepared homes are getting serious attention.

What This Means If You're Buying

You've got a reasonable amount of selection with 69 active homes to choose from, and with 72 days average on market for active listings, you're not necessarily racing the clock on every single house. That said, the homes that are pending sold faster and at lower price points — a sign that the deals are still going to buyers who move decisively when the right home hits the market at the right price.

Bottom Line

Blackfoot remains a market where pricing discipline wins — for both buyers and sellers. If you want to talk through what this means for your specific situation, whether you're planning to sell this year or you're watching for the right opportunity to buy, I'm happy to walk through the numbers with you.

Market data as of July 7, 2026, provided by Chris Schmalz Real Estate Group, powered by PLACE, Keller Williams Realty East Idaho.

When people ask me what makes Idaho Falls a great place to live, I usually start with the obvious stuff — the river walk, the mountains an hour in every direction, the kind of neighbors who still wave from the driveway. But after 25 years of helping people put down roots here, I've learned that a community is also defined by how it takes care of its people.

And on that front, Idaho Falls has quietly built a reputation as a place where you can actually slow down and recharge. Whether you're new to town, thinking about a move, or you've been here as long as I have, here are some of the best spots in and around Idaho Falls to rest your body and reset your mind.

Scalar Wellness Center

Tucked into a quiet building downtown on A Street, Scalar Wellness Center is one of the more unique relaxation experiences you'll find anywhere in eastern Idaho. Owners Susan and Evan Goodwin opened the center in late 2023 after their own experience with energy-based relaxation, and it's grown a loyal local following ever since.

Inside, you'll find a 24-unit Energy Enhancement System (EESystem) — a setup of scalar energy fields and bio-photonic light housed in a dark, peaceful room lined with zero-gravity recliners. The idea is simple: you settle in, the lights go low, and you give your nervous system permission to power all the way down. Sessions are offered for relaxation and stress relief, and regulars rave about how calm and rested they feel afterward.

What I appreciate most is the community feel. They run group sessions, sound baths, and even overnight "slumber party" packages, and the place has a genuine sense of belonging to it. It's the kind of small, owner-run business that makes a town feel like home.

260 A St, Idaho Falls · scalarwellnesscenter.com

Xhale Resort & Spa

If you want a full reset without leaving city limits, Xhale Resort & Spa is hard to beat. Set along the river, it pairs a genuinely beautiful property — stream, bridges, fire-and-water features — with hot soaking pools and a full menu of massages and facials.

You can book a single spa service or turn it into an overnight getaway. Couples massages are a popular pick, and the grounds alone are worth the visit. It's the spot I point out-of-town family to when they want to feel pampered.

1421 1st St, Idaho Falls

PLUNJ Idaho Falls

For the folks who'd rather wake their bodies up than wind them down, PLUNJ brings the Nordic sauna-and-cold-plunge tradition to Idaho Falls. You alternate between a hot cedar sauna and a four-foot cold plunge, with tea, honey, and electrolyte drinks to keep you going.

Contrast therapy has caught on fast around here, and PLUNJ does it right — clean, calm, and beautifully designed. People walk out feeling like they could take on anything. Sessions run about an hour, and walk-ins are welcome.

3510 S 25th E, Idaho Falls

Teton Tranquility Massage & Spa

Sometimes you just need good, honest bodywork — and Teton Tranquility has earned a near-perfect reputation for exactly that. Whether you're carrying tension in your neck and shoulders or just want a hot-stone massage to melt the week away, the therapists here are skilled at tailoring the session to what your body actually needs.

The atmosphere is quiet and clean, and they're great about listening before they start. It's a reliable go-to for residents across town.

2270 Teton Plaza, Idaho Falls

Yoga Wellness Connection

Right by the river and walking distance from downtown, Yoga Wellness Connection is one of the most welcoming studios I know of. Owner Nicole has built a space with skylights, warm classes, and a full schedule that runs all year — from heated vinyasa flows to restorative yoga and monthly sound baths.

Beginners and longtime practitioners both feel at home here, and the location is unbeatable. Class on a Saturday morning, then a stroll to the farmers market? That's a good Idaho Falls weekend.

451 River Pkwy, Idaho Falls

Ahhhsome Relaxation

Just over in Ammon, Ahhhsome Relaxation offers a low-key, build-your-own-experience kind of escape. Think robotic massage chairs, red-light therapy beds, foot massage, heat treatments, and a quiet meditation space — all under one roof.

It's an easy, affordable way to decompress after a long day, and a lot of locals treat it like a standing reset button. Membership options make it simple to come back regularly.

939 S 25th E, Ammon

Heise Hot Springs

You can't talk about healing in this part of Idaho without talking about the water. Heise Hot Springs, just up the road in Ririe, has been a family favorite for generations. Naturally heated mineral pools, a big swimming pool, a waterslide, camping, golf, and a pizza spot next door — it's a whole day of low-stress fun about 25 minutes from town.

The recently remodeled pools are a real upgrade, and there's something timeless about soaking in warm mineral water with the South Fork canyon all around you.

5116 E Heise Rd, Ririe

Lava Hot Springs

A little farther out — roughly an hour south — but absolutely worth the drive, Lava Hot Springs is a world-famous set of natural mineral pools tucked into a charming little town. The pools run hot (105°+), the grounds are beautifully kept, and the whole village has a relaxed, get-away-from-it-all feel.

Go on a weekday if you can swing it, and you'll have a quieter soak. It's one of those eastern Idaho treasures that reminds you how good we have it out here.

430 W Main St, Lava Hot Springs

A Place Worth Coming Home To

Here's the thing I keep coming back to after 25 years in this business: the right home is about more than square footage and school districts. It's about the life that surrounds it — the spa you slip away to on a Friday, the hot springs you take the kids to, the studio where you finally exhale.

Idaho Falls has all of that, and more of it every year. If you're thinking about making this corner of Idaho your home — or you just want to talk about what life is really like here — I'd love to hear from you. I've been here a long time, and I still answer the phone.

Chris Schmalz · Chris Schmalz Real Estate Group

The Chubbuck and Pocatello real estate market continues to show signs of a moderately balanced, healthy market. Whether you're thinking about buying your first home, upsizing, or listing your current property, understanding the latest data can make a big difference in your decision-making. Here's a breakdown of what the numbers are telling us.

A Look at the Numbers

The median sold price in Chubbuck and Pocatello currently sits at $328,950, while active listings are priced at a median of $374,500. This gap between active list prices and sold prices is important — it tells us that buyers have some negotiating room, and that pricing your home strategically from the start is key to attracting strong offers.

With 292 active listings and 121 pending, the market has a pending ratio of 41%. That means roughly 4 out of every 10 active listings are already under contract — a sign of real, consistent demand in our local market.

Days on Market & Inventory

Homes are averaging 45 days on market, which reflects a pace that gives buyers a reasonable window to evaluate options without the frantic rush seen in more competitive markets. The current 3.7-month supply of inventory places the market in a moderately balanced zone — not a full seller's market, but not a buyer's market either.

What This Means for Buyers

If you've been sitting on the sidelines waiting for the "perfect moment," the data suggests now is a reasonable time to move. Inventory is available, competition is moderate, and sellers are open to reasonable offers. With interest rates still in play, locking in sooner rather than later could serve you well.

What This Means for Sellers

The market is on your side — if you price right. With 78 closed sales per month on average, well-priced homes are moving. Listings priced at or slightly below the median tend to generate more interest and multiple offers faster. Overpricing in a market like this can lead to extended days on market and price reductions down the road.

Bottom Line

The Chubbuck and Pocatello market is steady, active, and full of opportunity for both buyers and sellers. The key is working with someone who knows the local data and can help you navigate it with confidence.

📞 Ready to make your move? Contact me today to talk strategy — whether you're buying, selling, or just exploring your options. Let's make the numbers work for you.

Data provided by Andrea Bacon | Chris Schmalz Real Estate Group | Keller Williams Realty East Idaho

If you've been watching the Bonneville County real estate market, the latest numbers tell a compelling story — one of steady demand, competitive conditions, and a market that continues to favor sellers in the mid-price ranges while offering more breathing room for buyers at the higher end.

Here's a full breakdown of what the numbers are telling us.

Market Snapshot (6-Month Sold Period)

The overall Bonneville County market is showing strong activity with 439 active listings and 231 properties currently under contract, translating to a 34% pending ratio. That means roughly 1 in 3 active homes already has an accepted offer — a sign of healthy buyer demand.

Over the past six months, 753 properties have closed, averaging 126 sales per month. Sold homes are moving in an average of 57 days and closing at 96.6% of their original list price. Months supply of inventory sits at 3.5 months — firmly in seller's market territory.

What the Price Tiers Tell Us

Under $500,000 — The Engine of the Market

This segment drives the bulk of Bonneville County transactions. With 263 active listings and 567 closed sales over six months (~95 per month), homes priced below $500K are the most in-demand. Pending ratios hit 39% and months supply is just 2.8 months. The sweet spot is the $300,000–$400,000 range, where supply drops to a razor-thin 1.9–2.1 months and sellers are seeing nearly 97% of original list price. Buyers in this tier need to be ready to move fast.

$500,000–$1,000,000 — Active but More Balanced

The mid-tier market has 143 active homes and 56 pending, with 176 sold in the past six months. At 4.9 months of supply and a 28% pending ratio, this range gives buyers a bit more time to evaluate. Sellers are still averaging 96.9% of list price at closing, making it far from a buyer's paradise — but conditions are noticeably less heated than the sub-$500K tier.

$1,000,000+ — A Patient Market

Luxury buyers have plenty of options. The $1M+ segment carries 33 active listings but only 10 sales in six months, equating to 19.4 months of supply. The sub-$1.25M segment is particularly challenging, with 25 months of supply, while homes over $1.25M are averaging 197 days on market and selling at just 83.8% of original list price. Sellers in this tier should price thoughtfully from day one.

Average Prices

Active listings are priced at an average of $586,357, while pending homes are averaging $463,239 — a notable gap that reflects the concentration of buyer activity in the more affordable price bands. Closed sales averaged $438,187, coming in at 96.6% of original list price and 98.9% of final list price.

What This Means for Buyers and Sellers

If you're selling: The market is working in your favor, especially under $500,000. Price it right, present it well, and you can expect a relatively quick sale near your asking price. For luxury sellers, patience and strategic pricing are key.

If you're buying: Competition under $400,000 is fierce — get pre-approved, work with an experienced agent, and be prepared to act decisively. Above $700,000, you'll have more inventory to compare and more room to negotiate.

Market data as of June 16, 2026. Source: AreaPro | Snake River MLS (SRMLS). Report provided by Andrea Bacon, Chris Schmalz Real Estate Group | Keller Williams Realty East Idaho.

June 2026 | Andrea Bacon, Chris Schmalz Real Estate Group

If you've been wondering whether now is the right time to buy or sell a home in Jefferson County, the latest market data offers some clear answers — and a few opportunities you won't want to miss.

A Market That Still Favors Sellers

With just 2.6 months of inventory currently available, Jefferson County remains firmly in seller's territory. A balanced market typically sits around 5–6 months of supply, so at 2.6 months, there are simply more buyers looking than there are homes available. That dynamic continues to give sellers meaningful leverage when it comes to pricing and terms.

Active Listings & Buyer Demand

Right now, there are 87 active listings across the county, with 44 homes already under contract (pending). That translates to a 34% pending ratio — meaning roughly one out of every three available homes already has a buyer. If you're a seller, that kind of demand is encouraging. If you're a buyer, it's a reminder that being prepared and moving decisively is more important than ever.

Homes are averaging 66 days on the market for active listings, with sold homes averaging 86 days — giving buyers a reasonable window to make informed decisions, but not much room to drag their feet on a home they love.

What Are Homes Actually Selling For?

Over the last three months, 100 homes closed in Jefferson County, averaging about 33 sales per month. The average sold price came in at $496,432, and sellers received an average of 96.7% of their original list price. That means a well-priced home is attracting strong offers, while overpriced listings may require adjustments before finding a buyer.

For context, the average active listing is priced around $611,092, while pending homes are averaging $488,039 — a reflection that move-in-ready, competitively priced homes are the ones going under contract first.

What Does This Mean for You?

If you're thinking about selling: The market is still working in your favor. Inventory is low, buyer demand is real, and properly priced homes are selling close to asking. Now is a great time to have a conversation about what your home could be worth.

If you're looking to buy: Competition exists, but it's manageable. With 87 active listings and homes averaging over two months on the market, there's opportunity — especially if you're pre-approved and ready to act when the right home comes along.

Ready to take your next step in the Jefferson County market? I'm here to help you navigate it with confidence. Reach out today and let's talk about your goals.

Market data as of June 8, 2026, provided by AreaPro.

Centennial Ranch is located in Bonneville County, Idaho. It is a subdivision neighborhood in Ammon City. There are close to 20,000 people in Ammon city. With a slogan such as 'Where Tomorrow Begins,' it is one of the fastest-growing cities.

Ammon is the 15th largest city in Idaho surrounded by the Ammon foothills to the east and Idaho Falls to the west. If this isn't reason enough to consider the neighborhood of Centennial Ranch as your new home, let's take a look at five other reasons. 

City of Blackfoot, ID

Located in Bingham County is the strong and friendly community of Blackfoot Idaho. Home to approximately 12,300 residents, Blackfoot is the 20th largest community in Idaho. The city possesses the largest potato industry and is known as “The Potato Capital of the World.” In this article, we will go through everything you need to know about living in or moving to Blackfoot ID.

Living in Blackfoot ID

Blackfoot ID is a small town, great for people who are searching for that tight community feel. The town is continuously growing with a variety of shops, restaurants, and entertainment. Blackfoot ID is also filled with many great parks, schools, and neighborhoods, perfect for raising a family. 

Ammon ID Schools

There's so much to think about when moving to a new city: where are the best neighborhoods? What kind of house do we need? What are the best schools? There's no question about it, when it comes to moving to a new city, many people prioritize the need for an exceptional local school district. The quality of education your child receives is one of the most important decisions you'll make as a parent. 

Ammon, Idaho falls under the jurisdiction of the Bonneville Joint School District #93. District #93 serves over 13,000 students in pre-kindergarten through 12th grade who reside in Bonneville County. Made up of 20 different schools, District #93 is the fourth-largest school district in the state of Idaho. 

With a motto of "Designing Success for Every Student," Bonneville Joint School District #93 is dedicated to doing just that. Thinking of moving to Ammon, ID? In order to help you make the best decision for your family, we've ranked the top 5 schools in the city!