If you have been watching the North Idaho real estate market lately, you may be wondering what is actually going on.
Are homes still selling? Are prices dropping? Is it becoming a buyer’s market? And if you are thinking about selling, should you sell now or wait?
The answer depends quite a bit on where you are in North Idaho, your price point and the type of property you are buying or selling.
As a Realtor working with buyers and sellers throughout North Idaho every day, the biggest change I am seeing is that buyers have become much more selective. Homes are absolutely still selling, but pricing, condition and strategy matter much more than they did when inventory was extremely limited.
What Is Happening in the Kootenai County Real Estate Market?
The latest available numbers show that Kootenai County is still seeing plenty of real estate activity.
According to Coeur d’Alene Regional REALTORS®, 1,754 site built homes on less than two acres sold year to date through August 2026. That is up 7% compared with the same period in 2025.
The median home price was $569,945, up 4% year over year, and there were 1,133 active residential listings as of September 3, 2026.
Those numbers are important because they show that this is not simply a market where prices are falling and homes are not selling. Buyers are still buying.
What has changed is how buyers are approaching those purchases.
Buyers Have More Choices
One of the biggest differences between today's North Idaho market and the market we experienced a few years ago is choice.
When inventory was extremely limited, buyers sometimes had to make decisions very quickly. Today, many buyers have the ability to compare multiple homes before deciding which one offers the best value.
That means they are looking closely at price, condition, location, updates, acreage, shops, garages, waterfront access and all of the other features that make one North Idaho property different from another.
When a home appears overpriced compared with the competition, buyers are much more willing to wait or move on.
Pricing Matters More Than Ever for Sellers
This is probably the most important conversation I am having with sellers right now.
Pricing a home correctly does not mean giving it away.
It means understanding what buyers are actually willing to pay in the current market rather than relying solely on what a similar property may have sold for a year or two ago.
Recent comparable sales are important, but I am also paying very close attention to active competition, pending properties, price reductions, showing activity and buyer feedback.
The homes currently for sale are the homes your buyer is comparing yours against.
A property can have beautiful photography, professional video and great marketing, but marketing alone cannot overcome a price that buyers do not see as competitive.
Sandpoint and Bonner County Are Showing More Buyer Leverage
The market becomes even more interesting when you head north into Sandpoint and Bonner County.
Current market data shows considerably more negotiating room for buyers in portions of this market.
In Sandpoint, Zillow reported that 66.8% of sales in its July 2026 data sold below the final list price. At the same time, typical home values were still up 3.2% from the previous year as of August.
Redfin's August data also showed Sandpoint homes selling for an average of approximately 3% below list price, with about 31% of listings experiencing a price drop.
That is a great example of why I don't think the North Idaho market can simply be described as "good" or "bad."
Values can remain relatively stable while buyers simultaneously gain more negotiating power.
North Idaho Is Not One Real Estate Market
This is something I think gets overlooked in national real estate headlines.
There really isn't one North Idaho housing market.
A home in Coeur d’Alene can behave very differently from a property in Athol. Hayden and Dalton Gardens have their own dynamics. Post Falls and Rathdrum can attract different buyers. Sandpoint and Bonner County can tell another story altogether.
Then consider the different property types we have here.
Waterfront homes, luxury properties, acreage, homes with shops, new construction, investment properties and entry level homes can all experience completely different levels of demand at the same time.
That is why I believe looking at the specific property and its immediate competition is much more useful than relying on a national headline.
Is It a Good Time to Buy a Home in North Idaho?
For some buyers, this market is creating opportunities that were difficult to find a few years ago.
Depending on the property, buyers may have more opportunity to negotiate price, inspection items, closing costs or other terms.
Properties that have been sitting on the market or have already experienced price reductions may provide additional negotiating opportunities.
But that doesn't mean every seller is desperate to sell or that every home should receive a low offer.
Well priced properties in desirable locations can still receive significant interest and move quickly.
Before writing an offer, I look closely at the property's history, comparable sales, current competition and the seller's positioning so my buyers can make an informed decision.
Is It a Good Time to Sell a Home in North Idaho?
Homes are still selling in North Idaho.
The difference is that sellers need to be more strategic.
The first few weeks a property is on the market are incredibly valuable. That is when a new listing receives some of its greatest exposure to buyers who are already actively searching.
Starting too high can sometimes mean chasing the market later with price reductions.
I would rather have a detailed pricing conversation before we list, look carefully at the competition and create a strategy based on the seller's priorities.
For some sellers, getting the highest possible price and having plenty of time to wait may be the priority.
For others, carrying costs, another home purchase, relocation or a specific timeline may make selling sooner more important.
Those situations require different strategies.
What Should Buyers and Sellers Expect This Fall?
I expect buyers to continue paying close attention to value.
For sellers, that means presentation and marketing remain important, but realistic pricing is going to continue playing a major role in generating activity.
For buyers, increased choice can create opportunities, but the best properties can still move quickly.
Most importantly, I would not make a real estate decision based solely on whether someone says the market is "up" or "down."
North Idaho is simply too diverse for that.
Your neighborhood, property type, price range and personal goals matter.
Thinking About Buying or Selling in North Idaho?
If you are considering buying, selling or relocating to North Idaho, I am always happy to talk through what I am seeing in your specific area and price range.
I work with buyers and sellers throughout Coeur d’Alene, Hayden, Hayden Lake, Dalton Gardens, Post Falls, Rathdrum, Athol, Spirit Lake, Sandpoint and the surrounding North Idaho communities.
Whether you are considering selling a waterfront property, looking for acreage, relocating to North Idaho or simply trying to figure out what your home may be worth in today's market, having current local information can make a big difference.
The market has changed.
People are still buying and selling every day.
The strategy just matters more.
Stefanie Huggard, REALTOR®
Lifestyle North Realty Group | eXp Realty
Love Where You Live
FAQ SECTION
Is North Idaho a buyer's market in 2026?
It depends on the location and property type. Some areas and price points are providing buyers with considerably more inventory and negotiating leverage, while desirable and well priced properties can still sell quickly.
Are home prices dropping in North Idaho?
Not across the board. For example, Kootenai County's median price for site built homes on less than two acres was up 4% year over year through August 2026. Individual communities, price ranges and property types can perform very differently.
Are homes still selling in Coeur d’Alene?
Yes. Coeur d’Alene Regional REALTORS® reported 1,754 site built home sales in Kootenai County year to date through August 2026, a 7% increase compared with the same period in 2025.
Are sellers reducing prices in North Idaho?
Price reductions are occurring, particularly when properties are not receiving enough buyer activity at their original asking price. In Sandpoint, Redfin reported price drops on approximately 31% of listings in its August 2026 market data.
Should I sell my North Idaho home now or wait?
That depends on your property, financial goals, timeline and reason for selling. Current market conditions are highly localized, so reviewing recent sales and current competition for the specific property is more useful than relying on broad market headlines.
Author:
Stefanie Huggard
REALTOR®
Relocation, Luxury, and Land & Ranch Specialist
Co-Founder Lifestyle North Realty Group - Love Where You Live
208.215.1922
[email protected]
brokered by eXp Realty | Luxury
About Stefanie:
Stefanie Huggard is a North Idaho Realtor® and co-founder of Lifestyle North Realty Group, brokered by eXp Realty, with extensive experience helping buyers and sellers throughout Coeur d’Alene, Post Falls, Hayden, Rathdrum, Sandpoint, Athol and surrounding North Idaho communities. Known for her strong understanding of the North Idaho real estate market, local neighborhoods, property values, and market trends, Stefanie helps clients make informed decisions when buying, selling, relocating, or investing in North Idaho. Her local expertise, strategic approach, and commitment to personalized service have made her a trusted resource for clients navigating the North Idaho housing market. Stefanie is a doggie mom who enjoys the outdoors, exploring lakes, rivers, and mountains - so many of the reasons people love living in North Idaho.
