Northern Idaho Luxury Market Update | January 2026

Bonner & Kootenai County Real Estate Insights

If you’ve been wondering whether Northern Idaho’s luxury real estate market is heating up, cooling off, or holding steady, here’s your answer: we are officially in a balanced luxury market, and that creates opportunity for buyers and sellers who move with intention.

Using December 2025 data across Bonner and Kootenai Counties, this update breaks down where the market stands, where momentum is building, and how to position yourself wisely as we move through 2026.

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The Big Picture

Northern Idaho luxury real estate is defined by a benchmark price of $750,000 and above. As we closed out 2025, the market posted a 19 percent sales ratio, placing it firmly in balanced territory.

A balanced market means neither buyers nor sellers hold all the cards. Instead, outcomes are driven by strategy, preparation, and strong representation. This is where experience matters.

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Key Luxury Market Highlights

Here’s what stood out most as we wrapped up December:

• Median luxury sales price: $1,068,000
• Homes sold at 97.5 percent of list price
• Median days on market: 109 days
• Total luxury inventory: 354 homes
• Total December luxury sales: 69 homes

Translation: homes are still selling well, but buyers are moving thoughtfully and selectively. Pricing and presentation have never mattered more.

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Where the Market Is Most Active

The most active price range in Northern Idaho’s luxury market right now is $800,000 to $899,999, showing a strong 35 percent sales ratio. Homes in this range are moving faster than many higher price points, particularly when location, condition, and lifestyle alignment are dialed in.

Properties sized between 3,000 and 3,999 square feet are also seeing notable buyer interest, offering a sweet spot between luxury and livability.

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Inventory vs. Sales: A Healthier Balance

Luxury inventory has increased year over year, giving buyers more choice and breathing room. This shift has created a more even playing field and reduced the urgency-driven decision making we saw in previous cycles.

For sellers, this means pricing accuracy and marketing quality are essential. For buyers, it means opportunity.

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Year-Over-Year Perspective

Compared to December 2024:

• Luxury inventory increased by 32 percent
• Median pricing rose approximately 7 percent
• Days on market increased from 95 to 109 days

This is not a market in decline. It is a market that has recalibrated. Value appreciation remains intact, but success now favors those who are informed and strategic rather than reactive.

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What This Means for Sellers

• Precision pricing is critical
• Presentation and preparation are non-negotiable
• Overpricing leads to extended market time and reduced leverage

Sellers who align with current market conditions are still achieving excellent results, often within striking distance of list price.

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What This Means for Buyers

• Increased inventory offers better selection
• Negotiation opportunities have improved
• Strategy and local insight matter more than speed

This is a moment for confident buyers to step forward with clarity, strong guidance, and a long-term mindset.

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Final Takeaway

Northern Idaho’s luxury real estate market is steady, sophisticated, and full of opportunity for those who understand how to navigate it. Whether you are considering a purchase, preparing for a sale, or simply tracking your home’s value, informed decisions are the advantage in 2026.

If you’d like a personalized breakdown of how this data applies to your specific property or goals, I’m always happy to connect.

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About the Author

Carly Sweet is a luxury real estate advisor and designated broker serving Northern Idaho and Eastern Washington, specializing in high-end homes, waterfront estates, and lifestyle-driven real estate. Known for her data-backed strategy, white-glove service, and elevated marketing approach, Carly helps buyers and sellers navigate the market with confidence, clarity, and results. She is a Certified Luxury Home Marketing Specialist and a trusted resource for clients relocating to or investing in Coeur d’Alene, Sandpoint, and the surrounding areas.