Kootenai, Bonner, Shoshone, Boundary & Benewah County Housing Market Update
North Idaho's residential real estate market entered 2026 with more activity than many buyers and sellers may have expected. Across Kootenai, Bonner, Shoshone, Boundary and Benewah counties, closed residential sales increased during the first six months of 2026 compared with the same period in 2025, while the direction of home prices varied considerably by county and property type.
The result is not one single "North Idaho housing market." Instead, the first half of 2026 shows several distinct markets operating simultaneously: a higher-value and luxury-driven market centered around Coeur d'Alene and Kootenai County, a strong Sandpoint and acreage market in Bonner County, rapidly increasing transaction activity in Boundary and Shoshone counties, and a smaller but growing residential market in Benewah County.
The MLS year-over-year report covers January 1 through June 30, 2026 compared with January 1 through June 30, 2025.
North Idaho Housing Market at a Glance
For the five counties included in this review, approximately 2,315 residential properties sold during the first half of 2026, compared with approximately 2,126 during the same period of 2025 - an increase of roughly 9%.
Combined closed residential sales volume across these five counties reached approximately $1.68 billion during the first six months of 2026.
*Approximate blended average calculated from reported residential closed sales volume divided by reported closed transactions across the residential categories included in the MLS report. Because the mix of homes sold changes from year to year, changes in average price should not be interpreted as identical to appreciation of an individual property.
What the First Half of 2026 Tells Us
The clearest story is increasing transaction activity.
All five counties recorded more closed residential transactions than during the first half of 2025. Boundary County experienced the largest percentage increase, followed closely by Shoshone County and Bonner County.
At the same time, pricing moved differently from county to county. Kootenai and Benewah counties posted substantial increases in blended average sale price, while Bonner and Boundary counties experienced lower blended averages despite significantly more transactions.
That distinction matters.
An increase or decrease in average sale price does not necessarily mean every home's market value increased or decreased by that percentage. North Idaho contains an unusually broad range of property types—from manufactured homes and entry-level residences to acreage estates, golf community homes, luxury waterfront properties and multimillion-dollar lakefront estates. A relatively small change in the number of luxury properties sold can materially affect countywide averages.
Kootenai County Housing Market: Coeur d'Alene, Post Falls, Hayden, Rathdrum & Surrounding Communities
Popular Kootenai County real estate markets: Coeur d'Alene, Post Falls, Hayden, Hayden Lake, Rathdrum, Athol, Spirit Lake, Harrison and surrounding North Idaho communities.
Kootenai County remained the dominant residential real estate market in North Idaho during the first half of 2026.
Approximately 1,707 residential properties sold, up about 5.8% from 1,613 during the first half of 2025. Closed residential sales volume increased dramatically, from approximately $1.084 billion to $1.322 billion, an increase of nearly 22%.
The blended average residential sale price increased from approximately $672,314 to $774,449, or roughly 15%.
Traditional Homes Remained the Foundation of the Market
Site-built homes on less than two acres accounted for the majority of Kootenai County transactions. The MLS report shows 1,251 sales in this category during H1 2026, up 7% from 1,169 in 2025. Sales volume increased 14% to approximately $834.6 million, while average sale price increased 6% to approximately $667,127.
This category captures much of the traditional housing market found throughout Coeur d'Alene, Post Falls, Hayden and Rathdrum, making it particularly useful for understanding the broader owner-occupied residential market.
Acreage Homes Were Also Strong
Kootenai County's site-built homes on more than two acres recorded 177 sales, a 19% increase from 148 during H1 2025. Sales volume climbed 28% to approximately $220.2 million, with an average sale price of approximately $1.244 million.
That strength is particularly relevant to buyers searching for North Idaho acreage homes, horse properties, rural estates and luxury homes with land around Rathdrum, Athol, Spirit Lake and the outskirts of Coeur d'Alene, Post Falls and Hayden.
Luxury and Waterfront Real Estate Had an Outsized Impact
Kootenai County's waterfront segment provides one of the best examples of why simple countywide averages need context.
Residential waterfront sales declined from 40 transactions to 29, yet sales volume increased from approximately $73.3 million to $76.4 million. Average waterfront sale price jumped from approximately $1.83 million to $2.63 million, a 43% increase.
Waterfront condos were even more striking: Kootenai County recorded 10 waterfront condo sales compared with two a year earlier, while reported average sale price rose to approximately $2.803 million.
This higher-end activity helped push the county's overall residential sales volume and blended average price substantially higher.
For buyers and sellers researching Coeur d'Alene waterfront homes, Hayden Lake waterfront real estate, Spokane River homes, luxury condos or North Idaho luxury real estate, the first half of 2026 demonstrates that the upper end of the market can behave very differently from the conventional housing market.
Bonner County Housing Market: Sandpoint, Dover, Ponderay, Priest River & North Idaho Lake Living
Popular Bonner County real estate markets: Sandpoint, Dover, Ponderay, Priest River, Oldtown, Clark Fork and surrounding Lake Pend Oreille and rural communities.
Bonner County experienced a significant increase in transactions during the first half of 2026.
Approximately 374 residential properties sold, compared with 329 in H1 2025, an increase of approximately 13.7%.
Total residential sales volume was approximately $262.5 million, about 2% higher year over year. However, the blended average sale price declined from approximately $782,256 to $701,790.
This is an excellent example of why a lower countywide average does not automatically mean the entire Bonner County housing market declined in value.
Conventional Home Sales Increased Sharply
For site-built homes on less than two acres, 182 properties sold, up 33% from 136. Sales volume increased 32% to approximately $109.2 million, while average sale price was essentially stable at approximately $600,173, compared with $606,607 in 2025.
Acreage Demand Remained Strong
Site-built homes on more than two acres also performed well, with 118 sales compared with 89, an increase of 32%. Sales volume increased approximately 31% to $95.4 million, while average sale price remained near $808,240.
This suggests continued demand for the lifestyle that attracts many buyers to the Sandpoint and greater Bonner County area: acreage, privacy, mountain views, recreational access and rural North Idaho living.
Waterfront Was the Major Countertrend
Bonner County residential waterfront activity slowed. Closed sales declined from 18 to 12, while sales volume fell approximately 47%, from $46.8 million to $24.6 million. Average sale price declined from approximately $2.60 million to $2.05 million.
Because Bonner County contains a meaningful concentration of high-value waterfront and recreational properties around Lake Pend Oreille and Sandpoint, fewer upper-end waterfront closings can pull the countywide average downward even while conventional and acreage home sales are increasing.
Shoshone County Housing Market: Kellogg, Wallace, Pinehurst, Osburn & Silver Valley
Popular Shoshone County real estate markets: Kellogg, Wallace, Pinehurst, Osburn, Smelterville, Mullan and communities throughout the Silver Valley.
Shoshone County produced one of the strongest percentage increases in residential sales activity among the five counties reviewed.
Approximately 121 residential properties sold during H1 2026, compared with 92 during H1 2025 - an increase of approximately 31.5%.
Residential sales volume increased nearly 39%, from approximately $27.6 million to $38.3 million, while the blended average sale price increased about 5.5% to approximately $316,275.
Traditional site-built homes under two acres remained the largest segment, recording 88 sales compared with 78, a 12% increase. Average sale price increased approximately 3% to $320,800.
Shoshone County also saw increased activity in several smaller property categories. For example, manufactured homes under two acres recorded eight sales versus one the previous year, although small sample sizes make percentage changes in these categories especially volatile.
The broader story is that the Silver Valley residential market became considerably more active during the first half of 2026.
For buyers seeking comparatively affordable North Idaho housing, mountain communities, recreational properties, investment properties or access to destinations such as Kellogg and Wallace, Shoshone County continues to represent a distinctly different price point from Kootenai and Bonner counties.
Boundary County Housing Market: Bonners Ferry, Moyie Springs & North Idaho Acreage
Popular Boundary County real estate markets: Bonners Ferry, Moyie Springs and the surrounding rural communities of far North Idaho.
Boundary County recorded the largest percentage increase in residential transactions among the five counties in this review.
Approximately 66 homes sold during the first half of 2026, compared with 48 during H1 2025 - an increase of 37.5%.
Sales volume increased approximately 29% to $33.7 million.
The blended average sale price declined approximately 6% to $510,186, but once again the underlying categories tell a more useful story.
Site-built homes under two acres recorded 31 sales compared with 20, a 55% increase, while sales volume rose 41% to approximately $13.2 million.
Larger acreage homes were also active. Site-built homes on more than two acres recorded 27 sales compared with 21, an increase of 28%, with approximately $17.9 million in sales volume.
For people researching Bonners Ferry real estate, Boundary County acreage, rural North Idaho homes, homesteads or properties with land, the first-half numbers indicate substantially more transaction activity than one year earlier.
Benewah County Housing Market: St. Maries, Plummer & Rural North Idaho
Popular Benewah County real estate markets: St. Maries, Plummer and surrounding rural and recreational communities.
Benewah County is a smaller market, meaning individual transactions can have a larger effect on percentages and averages. Still, the first half of 2026 showed measurable growth.
Approximately 47 residential properties sold, up from 44 in H1 2025. Sales volume increased approximately 24%, from $17.7 million to $21.9 million.
The blended average residential sale price increased approximately 16% to $466,929.
Acreage properties were an important part of that growth. Site-built homes on more than two acres recorded 19 sales compared with 14, while sales volume increased approximately 62% to $11.1 million and average sale price increased 19% to approximately $582,319.
Residential waterfront activity was small in absolute numbers but also increased, with three reported sales versus one during the comparable 2025 period.
For buyers interested in St. Maries real estate, Benewah County acreage, rural homes, recreational properties and waterfront opportunities, the county remains a smaller and often more value-oriented alternative to the larger Kootenai and Bonner County markets.
North Idaho Acreage Real Estate Was a Standout Segment
One of the strongest themes running through the first-half 2026 numbers is demand for site-built homes on more than two acres.
Across the broader MLS report, this category recorded 361 sales compared with 281 in H1 2025, a 28% increase. Sales volume increased 32% to approximately $360.3 million.
Within the five North Idaho counties reviewed here:
- Kootenai County acreage sales increased 19%.
- Bonner County acreage sales increased 32%.
- Boundary County acreage sales increased 28%.
- Benewah County acreage sales increased 35%.
- Shoshone County recorded eight sales compared with one a year earlier, although that is a very small statistical sample.
This is important for understanding the North Idaho real estate market because acreage is not simply a property characteristic here—it is a major lifestyle category.
Buyers frequently search North Idaho specifically for horse properties, shops, barns, room for RVs and recreational vehicles, homesteads, privacy, gardens, multigenerational properties and homes without dense neighborhood restrictions.
What Happened in the North Idaho Luxury and Waterfront Market?
Luxury and waterfront real estate produced some of the most dramatic differences between counties.
Kootenai County's residential waterfront market saw fewer transactions but substantially higher average prices. Bonner County experienced fewer waterfront transactions and lower sales volume. Meanwhile, waterfront condo sales in Kootenai County increased significantly at the upper end of the market. That reinforces an important point for anyone evaluating Coeur d'Alene Lake, Hayden Lake, Spokane River or Lake Pend Oreille real estate:
There is no single "North Idaho waterfront market."
Waterfront pricing is highly property-specific. Lake, location, frontage quality, water depth, dock configuration, beach, views, privacy, acreage, home condition, remodel quality and access can create enormous differences in value.
Countywide statistics are therefore useful for identifying direction, but waterfront sellers and buyers generally need property-level comparable analysis.
Is North Idaho a Buyer's Market or Seller's Market in 2026?
The first-half numbers point toward a market that is more active, but also more selective.
The broader Coeur d'Alene residential market summary provides additional context. Through May 2026, year-to-date median sale price was $600,000 compared with $590,000 in 2025, while average days on market increased from 87 to 116. At the same time, the reported year-to-date absorption rate declined from 4.43 months to 3.26 months.
Those metrics may initially appear contradictory, but together they describe the kind of market North Idaho has been experiencing: buyers are active, yet they are not treating every property equally.
Correctly positioned homes can still sell quickly and competitively. Properties that enter the market substantially above buyer expectations can accumulate days on market.
That makes pricing strategy, property condition, presentation and marketing exposure particularly important for sellers.
For buyers, increased transaction activity does not necessarily mean there are no negotiating opportunities. Property-specific factors - including time on market, condition, location, price reductions, seller motivation and competing inventory - remain critical.
What North Idaho Home Sellers Should Know for the Second Half of 2026
The first half of 2026 provides encouraging evidence that buyers remain active throughout North Idaho. Closed sales increased in all five counties analyzed.
But sellers should be careful about interpreting headlines such as "average prices are up."
Kootenai County's average was influenced by substantial high-end activity. Bonner County's overall average declined even as conventional home and acreage transaction counts increased significantly. Boundary County had considerably more sales despite a lower blended average price.
For a seller, the relevant market is not simply the county.
A home in downtown Coeur d'Alene should not be evaluated like a Hayden Lake waterfront estate. A Post Falls subdivision home does not compete with a Rathdrum acreage property. A Sandpoint waterfront residence has a different buyer pool than a rural Priest River home.
Accurate pricing requires looking at the property type, location, acreage, condition, improvements, view, waterfront characteristics, neighborhood, comparable sales and current competing inventory.
What North Idaho Home Buyers Should Know
For buyers, the first-half data confirms that North Idaho remains an active housing market—but opportunities vary substantially by geography.
Kootenai County continues to provide the deepest housing market and the greatest concentration of luxury properties, new construction, established neighborhoods and waterfront homes.
Bonner County continues to attract buyers interested in Sandpoint, Lake Pend Oreille, acreage, recreational living and second homes.
Shoshone County offers a substantially lower average price point and access to Silver Valley mountain communities such as Kellogg and Wallace.
Boundary County provides rural living and acreage around Bonners Ferry and far North Idaho.
Benewah County offers another rural and recreational alternative, particularly around St. Maries and surrounding acreage communities.
The right county ultimately depends on the lifestyle a buyer wants—not simply the median or average price.
North Idaho Real Estate Outlook for the Second Half of 2026
The first six months of 2026 show a North Idaho residential market with rising transaction activity rather than broad-based weakness.
The most significant trends to watch during the remainder of 2026 will be:
- whether increased buyer activity continues through the summer and fall;
- how mortgage rates affect affordability and buyer purchasing power;
- whether inventory expands faster than demand;
- whether Kootenai County's luxury and waterfront segment continues producing unusually high-dollar transactions;
- whether Bonner County waterfront activity rebounds;
- whether acreage demand remains elevated; and
- whether the strong transaction growth seen in Boundary and Shoshone counties continues.
The biggest takeaway is that North Idaho real estate is increasingly segmented.
A headline about "home prices in North Idaho" cannot adequately describe what is happening simultaneously in Coeur d'Alene, Sandpoint, Kellogg, Bonners Ferry and St. Maries.
For buyers and sellers, the most useful analysis comes from combining countywide trends with the specific city, neighborhood, property type and price range in which they are actually competing.
About the Data
This North Idaho residential market review analyzes MLS data for January 1 through June 30, 2026 compared with January 1 through June 30, 2025, focusing specifically on Kootenai County, Bonner County, Shoshone County, Boundary County and Benewah County, Idaho.
The source report states that the information is deemed reliable but not guaranteed.
Countywide blended figures in this article were calculated from the residential categories reported in the supplied MLS data. Because sales mix varies significantly - particularly in North Idaho's luxury, waterfront and acreage segments - countywide averages should be used as market indicators rather than as estimates of an individual property's value.
