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North Idaho Market Report · Data current as of August 26, 2026

What Homes Actually
Sold For

Idaho does not publish sold prices. These came straight out of the MLS.

Idaho is a non-disclosure state. When a house closes here, the price never becomes public record — which is why Zillow, Redfin and Realtor.com show you an estimate on an Idaho address instead of a number. Every figure on this page is a verified closing from Jeremy's own Coeur d'Alene MLS agent export: 2,106 sales across six MLS areas of Kootenai County, sold between January 1 and August 26, 2026.

→ Free Home Valuation See the Six-Area Comparison
2,106 Verified Closed Sales
$572,108 Median Sold Price
61 days Median Days on Market
3.5 mo Months of Supply
100.0% List-to-Sale Ratio
Six MLS Areas · Kootenai County
The Source

Why These Numbers Don't Exist Anywhere Else

Idaho is a non-disclosure state. When a home sells here, the sale price is not written on the deed and it is not filed with the county in any form the public can pull. The Kootenai County Assessor can see what your neighbor paid, because the assessor has statutory access. You cannot. Neither can Zillow, Redfin, Realtor.com, or any AI assistant scraping them.

So the portals model it. A Zestimate or a Redfin Estimate on an Idaho address is a computed guess assembled from assessed values, tax roll data, listing history, square footage, and patterns learned in states that do publish sale prices. Sometimes it lands close. Sometimes it is off by six figures. The point is that it is an estimate by construction — not because anyone is being careless, but because the real number was never available to them in the first place.

There is exactly one complete record of what Idaho homes sell for: the MLS. A licensed agent who closes a transaction is required, as a condition of membership, to report the actual closed price to the Coeur d'Alene MLS. That database is not public. What is on this page is Jeremy's own agent export from it — 2,106 closings with sold dates between January 1 and August 26, 2026, pulled on August 26, 2026. Real prices, entered by the agents who closed them.

The honest limit: the MLS is not every sale. Homes sold by owner, sold privately between neighbors, or sold directly by a builder without ever being listed do not appear here. Those transactions exist and they are invisible to this page the same way they are invisible to everyone else. What this page claims is narrower and more useful — every listed, MLS-reported sale in six areas, at its verified closing price.

What This Page Covers

Six MLS areas: Coeur d'Alene Urban / Dalton (672 sales), Post Falls (629), Rathdrum / Twin Lakes (391), Hayden (360), Coeur d'Alene Rural-East (28), Coeur d'Alene Rural-West (26). All property types.

What It Does Not Cover

Not all of Kootenai County and not all of North Idaho. Nothing here from the Silver Valley, Benewah, Bonner or Boundary counties, the Chain Lakes and Harrison area, Rockford Bay, or northwest and northeast Kootenai County.

Market Snapshot

Six Kootenai County Areas by the Numbers

Sold window January 1 – August 26, 2026 — 7.8 months, 2,106 closings. Source: Coeur d'Alene MLS agent export, pulled August 26, 2026. One reconciliation worth stating up front: Coeur d'Alene Regional REALTORS® published a July 2026 Kootenai County median of $565,000 on 1,499 year-to-date sales. This page shows $572,108 on 2,106. Both are right. CDAR reports site-built homes on under two acres across the whole county; this export covers all property types — condos, manufactured homes, acreage, land with improvements — inside six specific MLS areas. Different filter, different denominator, different number. If you want the county-wide, site-built, under-two-acres figure, use CDAR's. If you want to know what actually closed in these six areas, use this one.

Median Sold Price
$572,108
Half of the 2,106 closings came in above this and half below. Median price per square foot across the same set is $318. The area medians underneath it run from $537,000 in Post Falls to $1,785,000 in Coeur d'Alene Rural-West, so this single number describes the whole export and almost no individual house.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Months of Supply
3.5 mo
960 active listings against a closing pace of about 270 homes a month. At that rate, everything currently for sale would be gone in three and a half months if nothing new were listed. Six months is the line between a seller's market and a buyer's market. This is well under it.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Median Days on Market
61
Half the homes that sold took longer than 61 days. Not 12, not two weekends. By area the median runs from 54 days in Post Falls to 87 in Rathdrum / Twin Lakes. Sellers who budget for two weeks and panic on day 30 are working from a market that does not exist here.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
List-to-Sale Ratio
100.0%
The typical closing landed on its asking price to the dollar. One caveat said plainly: this compares the sale price to the list price the home carried when it went under contract. A house that reduced twice and then sold at the third number still reports near 100%. It measures the last ask, not the first.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Active Listings
960
Plus 533 more already pending as of August 26. That is roughly one home under contract for every two still available — a ratio that swings hard by area, from 172 pending against 213 active in Post Falls to 6 pending against 68 active in Coeur d'Alene Rural-East.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Closing Above List Price
19.8%
Roughly one sale in five closed for more than the seller was asking. Four in five did not. The spread by area is the interesting part: 31.5% in Rathdrum / Twin Lakes, 20.7% in Post Falls, 20.0% in Hayden, 13.1% in Coeur d'Alene Urban / Dalton, and about 7% in both rural areas.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Area by Area

The Six Areas, Side by Side

Ordered by median sold price, low to high. Every line is the same export, filtered to one MLS area. This is the comparison that matters, because "the Coeur d'Alene market" is not one market — the gap between the cheapest and the most expensive of these six is $1,248,000.

Post Falls · MLS Area 2
$537,000
629 sold · $296/sq ft · 54 days · 100.0% of list · 20.7% closed over list · 213 active · 172 pending · 2.6 months supply. The lowest median and the lowest price per square foot of the six, and the tightest supply in the export. More homes are under contract here relative to what is available than anywhere else in the county.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Coeur d'Alene Urban / Dalton · MLS Area 1
$599,000
672 sold · $329/sq ft · 60 days · 99.3% of list · 13.1% closed over list · 333 active · 136 pending · 3.9 months supply. The largest volume and the loosest supply of the four core areas. It is also the only core area where the typical seller closed under asking rather than at it.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Hayden · MLS Area 3
$589,420
360 sold · $318/sq ft · 59 days · 99.5% of list · 20.0% closed over list · 163 active · 69 pending · 3.5 months supply. Hayden's price per square foot and months of supply match the six-area figures exactly. When people describe a Kootenai County average, they are describing Hayden without knowing it.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Rathdrum / Twin Lakes · MLS Area 4
$580,000
391 sold · $331/sq ft · 87 days · 100.0% of list · 31.5% closed over list · 144 active · 138 pending · 2.9 months supply. The longest median marketing time of the six and the highest price per square foot of the four core areas. Nearly a third of sales closed above asking. Slow and strong at the same time.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Coeur d'Alene Rural-East · MLS Area 8
$1,455,000
28 sold · $575/sq ft · 59 days · 97.2% of list · 7.1% closed over list · 68 active · 6 pending · 18.9 months supply. The highest price per square foot in the export and the thinnest volume. First closing of the year did not record until February 2. Twenty-eight sales is a small sample — read the median as a neighborhood, not a number.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Coeur d'Alene Rural-West · MLS Area 11
$1,785,000
26 sold · $510/sq ft · 77 days · 95.9% of list · 7.7% closed over list · 39 active · 12 pending · 11.7 months supply. The highest median in the export and the lowest list-to-sale ratio. The typical seller here took about four percent under asking. Twenty-six sales in 7.8 months — roughly one closing every nine days.
Coeur d'Alene MLS agent export · 2,106 closed sales · Jan 1 – Aug 26, 2026
Area Interpretation

What Each Area's Numbers Actually Mean

The table above tells you what happened. This is what it means if you are the one buying or selling there.

Post Falls: The Entry Point, and It Is Not Cheap Anymore

Post Falls is where the county's price floor lives — $537,000 median, $296 per square foot, both the lowest of the six areas. What it is not is a soft market. Supply sits at 2.6 months, the tightest in the export, and 172 homes are pending against 213 active. For every four homes a buyer can walk into, three more are already spoken for. Sellers here should stop assuming the lower price band means they have to concede something: the typical Post Falls home closed at exactly its asking price and one in five closed above it. Buyers should stop assuming they will find a bargain by waiting. At this absorption rate, waiting is how you lose the house.

Coeur d'Alene Urban / Dalton: The Most Liquid, and the Most Negotiable

Six hundred seventy-two closings makes this the deepest comp set in North Idaho, and the deepest comp set is also the one with the most give. Coeur d'Alene Urban / Dalton is the only core area where the typical seller closed below asking — 99.3% of list — and only 13.1% of sales cleared the ask, the lowest of the four core areas. Supply at 3.9 months is the loosest of the four. That combination is real buyer leverage, and it exists here and not in Post Falls or Rathdrum. For sellers, the warning is different: a $599,000 median stretched across downtown bungalows, Dalton ranchers, and view property near the lake describes almost nothing accurately. Pricing to the area median is how a good house sits.

Hayden: The Market That Is the Average

Hayden's numbers land on the six-area figures almost exactly — $318 per square foot against $318 overall, 3.5 months of supply against 3.5, 59 days against 61. The median of $589,420 sits between Coeur d'Alene and Post Falls, which is also where Hayden sits geographically. Twenty percent of sales closed over list, and the list-to-sale ratio of 99.5% means the typical seller gave up about half a percent. There is no anomaly to trade here. What that means practically: Hayden is the cleanest place in the county to sanity-check a price, and the least forgiving place to justify an outlier one.

Rathdrum / Twin Lakes: Patient, Not Weak

Eighty-seven days is the longest median marketing time in the export — 33 days longer than Post Falls. Read that alongside two other numbers before drawing a conclusion. The list-to-sale ratio is 100.0%, and 31.5% of Rathdrum sales closed above the asking price, the highest share of any area here. Buyers in Rathdrum take their time and then compete. That is a patient market, not a soft one. The practical consequence is specific: a Rathdrum seller who cuts price on day 45 because the phone has gone quiet is reacting to a signal that means something different in this area than it does fifteen minutes south. Supply is 2.9 months and 138 homes are pending against 144 active. The buyers are there. They are just not in a hurry.

Coeur d'Alene Rural-East: Thin, Expensive, and Slow to Clear

Twenty-eight closings in nearly eight months — and none at all until February 2. The median is $1,455,000 at $575 per square foot, the highest price per square foot in the export. Sixty-eight homes are active against six pending, which works out to 18.9 months of supply. That is a genuine buyer's market by any standard definition, and it is the only part of this data set where a buyer holds structural leverage. Sellers should plan for a long window and expect negotiation: the list-to-sale ratio is 97.2% and only two sales in twenty-eight cleared the ask. And every one of those numbers rests on twenty-eight transactions. One unusual closing moves the median more than a full quarter of market activity would in Post Falls.

Coeur d'Alene Rural-West: The Highest Median and the Softest Terms

Twenty-six sales, a $1,785,000 median, $510 per square foot, and the lowest list-to-sale ratio in the export at 95.9%. The typical seller out here took roughly four percent under asking — on a home at this median, that is about $73,000. Supply is 11.7 months. Seventy-seven days to a contract. The reason this matters beyond the rural areas themselves is what it does to everybody else's comps: pull a Rural-West acreage sale into a pricing analysis for a Post Falls subdivision home and you have imported a different market with different terms, a different buyer, and a per-foot number seventy percent higher. That mistake is one of the most common ways a North Idaho listing gets mispriced.

Definitions

How to Read These Numbers

Six terms that get quoted constantly and explained almost never. If you only read one section on this page, read this one — it is what lets you check anybody else's numbers, including ours.

Supply

Months of Supply

Active listings divided by the average number of homes closing per month. Six months is the conventional dividing line: above six is a buyer's market, below six is a seller's market, and right at six is balanced. Countywide across these six areas it is 3.5 — 960 active listings against roughly 270 closings a month. It answers one question: if no new home were listed starting today, how long until the shelves are empty. It does not predict prices, and it says nothing about any individual house.
3.5 months · range 2.6 to 18.9
Time

Days on Market

The number of days a listing spent on the market before it went under contract, as recorded in the MLS. We report the median, so half the sales took longer. Countywide that is 61 days. The number resets when a listing is withdrawn and relisted, which is worth knowing before you compare one home's DOM to an area median — a relisted house can look brand new when it is not. Long DOM by itself is not evidence of a weak market. Rathdrum runs 87 days at a full 100% of list.
61 days · range 54 to 87
Price

List-to-Sale Ratio

The sale price divided by the list price the home carried when it went under contract, expressed as a percent. At 100.0% the typical home sold for exactly what was being asked. Below 100% the typical seller conceded something; above 100% buyers bid it up. The honest limitation: because it uses the list price at contract rather than the original one, a home that was reduced twice before selling still reports near 100%. It measures the last ask, not the first. Coeur d'Alene Rural-West is the lowest here at 95.9%.
100.0% · range 95.9% to 100.0%
Competition

Percent Closing Over List

The share of closed sales where the final price exceeded the asking price. This is the cleanest available proxy for how often buyers were competing with each other. Countywide 19.8% of sales cleared the ask — about one in five, which also means four in five did not. It is a better competition signal than list-to-sale ratio, because a single very over-asking sale can pull an average ratio up while this figure counts houses, not dollars. Rathdrum leads at 31.5%; the rural areas sit near 7%.
19.8% · range 7.1% to 31.5%
Statistics

Median, Not Average

Every price figure on this page is a median: line all the sales up in order and take the one in the middle. An average would add them all up and divide. In an export that runs from Post Falls condos to Rural-West estates at a $1,785,000 median, an average gets dragged upward by the top of the range and stops describing any real house. The median does not move when one sale is extreme — it moves when the middle of the market moves. No averages are published on this page, deliberately.
Median sold: $572,108
Caution

Why Sample Size Decides Everything

Post Falls' $537,000 median rests on 629 closings. Coeur d'Alene Rural-East's $1,455,000 rests on 28, and Rural-West's $1,785,000 on 26. Those rural medians are accurate reports of what closed, and they are also fragile: one atypical estate sale moves a 28-sale median by tens of thousands of dollars, where the same sale would be invisible in Post Falls. Treat the four core areas as measurements and the two rural areas as descriptions. The 18.9 and 11.7 months of supply out there are real. The precision implied by the medians is not.
629 sales vs. 28 sales

Two closing notes. First, on the comparison people ask about most: Coeur d'Alene Regional REALTORS® reported a July 2026 Kootenai County median of $565,000 on 1,499 year-to-date sales, while this export shows $572,108 on 2,106. The difference is filter, not accuracy — CDAR limits its report to site-built homes on under two acres across the entire county, and this export includes every property type inside six specific MLS areas. Two honest numbers answering two different questions. Second, everything here describes closings between January 1 and August 26, 2026, a 7.8-month window, pulled on August 26, 2026. Markets move. Ask for a current pull before you price anything against these figures.

Applied

What This Means If You're Selling — and If You're Buying

Same data, two sides of the table. Each card names the area, because in Kootenai County the advice reverses depending on which side of Highway 41 you are standing on.

SELLER

Post Falls — Do Not Pre-Concede

2.6 months of supply, 100.0% of list, 20.7% of sales over asking. This is the tightest area in the export. Sellers here routinely price under the market because Post Falls has a reputation as the affordable option, then accept the first offer. The data does not support that reflex. Price to your house and hold the line.

BUYER

Post Falls — Be Ready Before You Look

172 homes pending against 213 active. Three out of every seven listings you find in a search are already spoken for. Have your financing documented and your inspection window decided before you walk the first house, because at this absorption rate the deliberation costs you the property.

SELLER

Rathdrum — Budget 87 Days

The median Rathdrum home took 87 days to go under contract and still closed at 100% of list, with 31.5% of sales going above the ask. If you list here, plan for a longer window from the start. Cutting price at day 45 in this area is answering a question the market has not asked.

BUYER

Rathdrum — Slow Does Not Mean Soft

It is tempting to read 87 days as leverage. It is not. Nearly one in three Rathdrum sales closed above the asking price, the highest share of any area on this page, and 138 homes are already pending against 144 active. You will have more time to think here than in Post Falls. You will not have less competition at the finish.

SELLER

Coeur d'Alene Urban — The Median Is Not Your Price

672 closings at a $599,000 median covers downtown bungalows, Dalton Gardens ranchers, and view property in the same figure. It is also the one core area where the typical seller closed under asking, at 99.3%. Price from your actual comparable set, not the area headline, or you sit while the market reads it as an overreach.

BUYER

Coeur d'Alene Urban — This Is Where the Room Is

3.9 months of supply, the loosest of the four core areas, and only 13.1% of sales closed over list — the lowest of the four. If you want negotiating room in Kootenai County, this is statistically where it exists. It does not exist in Post Falls or Rathdrum right now.

SELLER

Hayden — The Least Forgiving Place to Guess

Hayden's figures match the six-area numbers almost exactly: $318 per square foot, 3.5 months of supply, 59 days. There is no local quirk to argue from. A Hayden listing priced above its comps has nothing to hide behind, and the 99.5% list-to-sale ratio says the market corrects it rather than paying it.

BUYER

Hayden — Use It as Your Benchmark

Because Hayden sits on the county figures, it is the most useful place to calibrate. If a home elsewhere is asking a per-foot number well above Hayden's $318, there should be a reason you can point at — lake access, acreage, a new build. If you cannot name it, the price is the reason.

SELLER

The Rural Areas — Plan for a Long Window

18.9 months of supply east of town, 11.7 west. List-to-sale ratios of 97.2% and 95.9%. Fewer than eight percent of rural sales closed above the ask. A rural acreage listing here is a marketing campaign measured in seasons, not weeks, and the pricing has to be right on day one because there is no volume of showings to correct it.

BUYER

The Rural Areas — The One Place You Hold Leverage

Coeur d'Alene Rural-East had 68 homes active and 6 pending. Rural-West, 39 and 12. At 18.9 and 11.7 months of supply these are the only buyer's markets in this data. Two cautions: the medians rest on 28 and 26 sales, so comps are genuinely scarce, and at $575 and $510 per square foot the entry price is the highest here.

For Sellers

How Jeremy Prices a Listing Against This Data

The pricing conversation starts with the export you just read, filtered down to your MLS area and then to your property type. Not the county headline. Not a Zestimate. In a non-disclosure state the Zestimate is an estimate built without access to the closed prices, and pricing a real house against a modeled number is how sellers end up chasing the market down in $15,000 increments.

The area matters more than most sellers expect. Post Falls at 2.6 months of supply, 100.0% of list and 20.7% of sales over asking is a fundamentally different pricing problem than Coeur d'Alene Rural-East at 18.9 months, 97.2% of list and 7.1% over asking. Same county. Same eight months. Opposite strategy. A comp pulled from the wrong area is not a small error — the per-square-foot spread across these six areas runs from $296 to $575.

Then the timeline gets set honestly before the sign goes up. The countywide median is 61 days to contract, and Rathdrum's is 87. A launch plan built around a two-week sale is a plan that produces a price reduction in week three, which is the single most expensive thing a seller can do to a listing that was priced correctly to begin with.

  • Comp file built from MLS-verified closings in your area — not portal estimates
  • Property-type filter applied, so a condo is not priced against acreage
  • Months-of-supply and pending-to-active read for your specific area
  • Realistic days-on-market window set before launch, not after the phone goes quiet
  • Media Company Shoot Day — not an iPhone walkthrough
  • Immersive 360 tour published before MLS goes live
  • 20-Post Content Battery across platforms the week of launch
  • Relocation Buyer Funnel targeting WA, CA, OR high-equity zip codes
  • Thursday Launch for maximum weekend foot traffic
  • Weekly Property Reports — you see exactly what's happening
  • Listing Exposure X-Ray™ available for any expired Kootenai County listing
  • Cancel Anytime — no games if it's not working
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The six-area figures on this page describe 2,106 homes. None of them is yours. Jeremy will pull the MLS-verified closings that actually comp to your property — your area, your property type, your price band — and walk you through what they say. It is the same data on this page, narrowed to the only set that matters for your house.

  • Free home value consultation — no obligation
  • MLS-verified closed comps, not an automated estimate
  • Months of supply and buyer competition read for your specific area
  • Honest days-on-market expectation before you list
  • Full 48-Point Marketing preview for your address
  • Response within 24 hours
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How We Work

How the Specials system works for you

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The full 48-Point Marketing Guarantee. Media Company Shoot Day, Immersive 360 tour, 20-Post Content Battery, Relocation Buyer Funnel into WA/CA/OR zip codes, Thursday Launch, Weekly Property Reports, Cancel Anytime. This is how Market Report resale homes compete against builder model units on the same block.

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Not every Market Report seller wants a full marketing campaign. Sometimes the priority is speed, certainty, and no showings. The Instant Cash Offer gives you a real number — no obligation — so you can compare it against going to market and decide on your terms, not anyone else's timeline.

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Did your Market Report listing expire? The LEX audit scores the actual marketing campaign that ran on your property — platform distribution, photo quality, video presence, social cadence, pricing strategy against builder comps. Scored out of 100. Most expired Market Report listings score below 40 before we even get to pricing.

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Market Intel

North Idaho Market Intel

Market Update

Idaho Doesn't Publish What Homes Sell For — Here's What That Costs You

Non-disclosure means the closing price never becomes public record. What Zillow is doing instead, why the number moves, and how to get the real one.

Read more →
Data Explainer

Months of Supply, Decoded: Why 3.5 and 18.9 Are the Same County

The most quoted number in real estate and the most misused. What it measures, what the six-month line means, and why two Kootenai areas are opposite markets.

Read more →
Seller Guide

87 Days at Full Price: The Rathdrum Number Sellers Keep Misreading

The longest days-on-market in the county, a 100.0% list-to-sale ratio, and 31.5% of sales over asking. Slow and strong are not opposites here.

Read more →

Market data current as of August 26, 2026. Updated as new MLS exports are pulled.

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Market Update

Idaho Doesn't Publish What Homes Sell For — Here's What That Costs You

In most of the country, when a house closes, the price goes on the recorded deed or onto a transfer declaration filed with the county, and anyone can look it up. Idaho does not work that way. Idaho is a non-disclosure state: the sale price is not recorded and is not available to the public in any county filing. The Kootenai County Assessor has access for assessment purposes. You do not.

What the Portals Are Actually Showing You

This is the part most buyers and sellers have never had explained. When Zillow shows a Zestimate on a Coeur d'Alene address, or Redfin shows an estimate, or Realtor.com shows a value range, those are model outputs. The models are built from assessed values, tax roll data, property characteristics, listing and price-change history, and patterns learned in states where sale prices are public. They do not contain the Idaho closing price, because the Idaho closing price was never published. That is not a criticism of the portals — it is a structural fact about where they get data. It does explain why the number on your address changes when nothing about your house changed.

The One Complete Record

Agents who are members of the Coeur d'Alene MLS are required to report the actual closed price to the MLS as a condition of membership. That database is the only complete record of Idaho sold prices, and it is not open to the public. Everything on this page came out of it: 2,106 closings across six MLS areas, sold between January 1 and August 26, 2026. A $572,108 median. 3.5 months of supply. 61 days to contract at 100.0% of list. Those are counted numbers, not modeled ones.

What It Costs When You Get It Wrong

A seller who prices to an estimate that is $40,000 high spends six weeks proving it wrong and then reduces from a position of weakness, with the days-on-market count already working against them. A buyer who reads an estimate as a ceiling walks away from a house that was fairly priced, or overpays for one that was not. In a market where the median area-to-area spread runs from $537,000 in Post Falls to $1,785,000 in Coeur d'Alene Rural-West, the cost of using the wrong number is not academic.

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Data Explainer

Months of Supply, Decoded: Why 3.5 and 18.9 Are the Same County

Months of supply is the number agents quote most and explain least. The arithmetic is simple: take the homes currently for sale, divide by the average number of homes closing per month, and you get how long the current inventory would last if nothing new came on the market. Across these six Kootenai County areas that is 960 active listings against roughly 270 closings a month — 3.5 months.

The Six-Month Line

The convention is that six months is balance. Below six, inventory clears faster than it is replaced and sellers hold the advantage. Above six, listings pile up and buyers do. It is a convention, not a law of physics, but it is the one everyone is using when they say "seller's market" — and at 3.5 months, these six areas are firmly under it.

The Same County, Two Opposite Markets

Here is where the countywide figure stops being useful. Post Falls sits at 2.6 months of supply. Coeur d'Alene Rural-East sits at 18.9. Those are not variations on a theme; they are opposite markets sharing a county line and an area code. In Post Falls, 172 homes are already pending against 213 active and one sale in five closed above the asking price. In Rural-East, 68 homes are active against 6 pending and roughly one sale in fourteen closed above asking. A seller in one of those areas and a seller in the other should do almost nothing the same.

What It Does Not Tell You

Two honest limits. First, months of supply says nothing about price direction — a tight market can be flat and a loose one can be rising. It measures clearing speed, not value. Second, in thin markets the denominator is fragile. Coeur d'Alene Rural-East closed 28 homes in 7.8 months. A handful of extra closings would move that 18.9 substantially. The direction of the signal is reliable out there. The decimal point is not.

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Seller Guide

87 Days at Full Price: The Rathdrum Number Sellers Keep Misreading

Rathdrum and Twin Lakes closed 391 homes between January 1 and August 26, 2026, at a median of $580,000. The median days on market was 87 — the longest of the six areas in this export and 33 days longer than Post Falls. Most sellers hear that number and conclude Rathdrum is soft. Two other numbers from the same 391 sales say otherwise.

The Numbers That Change the Story

The list-to-sale ratio in Rathdrum is 100.0%. The typical home sold for exactly what was being asked. And 31.5% of Rathdrum sales closed above the asking price — the highest share of any area on this page, higher than Post Falls at 20.7%, higher than Hayden at 20.0%, more than double Coeur d'Alene Urban at 13.1%. On top of that, 138 homes were pending against 144 active, the tightest pending-to-active ratio in the export.

What a Patient Market Looks Like

Put those together and the picture is coherent. Rathdrum buyers are largely people making a deliberate move — comparing new construction against resale, weighing the Highway 41 commute, running school district math. They take their time. Then, on the right house, they compete. That is a patient market, not a weak one. The price per square foot backs it up: $331, the highest of the four core areas, above Coeur d'Alene Urban at $329 and well above Post Falls at $296.

The Mistake, Specifically

A Rathdrum seller lists in April, gets steady but unhurried showing traffic, and by day 40 the silence starts to feel like a verdict. On day 45 the price comes down $20,000. What that seller has done is cut the price at roughly the halfway point of a normal Rathdrum marketing window — on a house that, per the data, was going to close at or above its original ask around day 87. The reduction does not accelerate the sale. It just lowers the number the eventual buyer pays. The fix is not complicated: set the timeline honestly at launch. Eighty-seven days is the median. Budget for it, market through it, and do not treat a quiet week six as information.

Listing in Rathdrum or Twin Lakes? Jeremy will set a realistic timeline and a defensible price before the sign goes in the yard.

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Jeremy Specials

Jeremy works Kootenai County from waterfront CDA to prairie Market Report — and the Market Report market is one he tracks closely. New construction comps, builder incentive strategies, RV garage floor plan values, Lakeland district boundaries, which subdivisions are selling out and which are sitting — this is the day-to-day knowledge that separates a listing that moves in a tight market from one that sits while sellers wonder why.

For sellers, that means a campaign that actually competes with what builders are offering on the next block. For buyers, it means a search strategy built around what you actually need — not just whatever's active on Zillow this week.

208-770-9645 · jeremy@soldbyspecials.com · eXp Realty · Idaho Licensed

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