New homes solve some very real problems, but historically, they’ve come with a tradeoff.

For a long time in the Sandpoint market, new construction typically carried a much larger premium over resale homes. Buyers are expected to pay significantly more for a new build in exchange for modern layouts, new systems, and fewer immediate repairs. That price gap was often wide enough that many buyers never seriously compared the two.

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What’s notable is that the dynamic appears to be changing.

In 2025, when comparing new construction to resale homes in the Sandpoint area, the median sale price gap is noticeably smaller than it has been historically. Resale homes came in at a median price roughly $35,000 lower than new construction, which is still a gap, but a much narrower one than buyers have been accustomed to in past years.

When you look at the average sale price, the relationship flips. On average, resale homes sold for over $40,000 more than new construction. That suggests higher-end resale properties are pulling the average up, while new construction is landing closer to the center of the market rather than sitting at a steep premium.

There’s also a size and condition component that matters. Both the median and average square footage of new construction homes are slightly larger than resale homes, meaning buyers are often getting more space with a new build. On top of that, new construction eliminates many of the big-ticket maintenance items that often come with resale properties, such as aging HVAC systems, roofs nearing the end of their lifespan, siding deterioration, or major mechanical replacements.

That doesn’t make new construction the right choice for every buyer. Neighborhood maturity, winter access, and location still matter. But the long-held assumption that new construction is always significantly more expensive doesn’t fully hold up in today’s Sandpoint market.

With that context in mind, here’s where new construction is actually taking shape.

Deerfield: Just Outside Town, With Noticeable Space

Deerfield sits off Baldy Mountain Road and is often misunderstood at first glance.

This is a 24-lot subdivision, with lots ranging from approximately 0.50 to 0.90 acres. That’s not acreage living, but it is meaningfully more space than a typical in-town lot where homes can feel stacked close together.

For many buyers, this feels like a natural middle ground. You’re just outside of town, you’re not right on top of your neighbors, and you still get the convenience of being close enough that daily life stays simple. Deerfield tends to attract buyers who want a newer home, breathing room, and a quieter setting without committing to full rural living.

Bahia Del Sol: Adding to the Comeback Bay Community

Bahia Del Sol, located off Bottle Bay Road, is best understood by looking at the broader area it contributes to rather than by focusing on waterfront access.

The approved subdivision consists of 23 residential lots. While specific lot sizes were not detailed in public reporting, the development adds housing to an already desirable and established part of Sandpoint.

Bahia Del Sol fits naturally into the Comeback Bay area. It’s close to Long Bridge Marina and offers convenient access to outdoor amenities like the Gold Hill Trailhead.

This area appeals to buyers who value proximity to recreation, the lake, and town without wanting or needing deeded waterfront ownership.

Hunting Lodges at Providence: Turnkey Homes With Mountain Views

Hunting Lodges at Providence fits well into the broader new-construction conversation just outside of town.

The development is planned for 116 homes, with lots generally ranging from approximately 0.25 to 0.50 acres. That provides more space than a typical in-town lot while still maintaining a true neighborhood feel. Many of the homes will have views of Schweitzer Mountain, which is a major draw for buyers who want that North Idaho backdrop without being pushed far from Sandpoint.

The homes are designed to be turnkey, with higher-end finishes and minimal immediate projects. This appeals to buyers who want simplicity, whether the home is intended as a primary residence or a second home.

Base Camp, Boyer Meadows, and University Parkway: Schweitzer Road in Layers

The Schweitzer Road corridor is one of the clearest examples of how Sandpoint grows in layers rather than one massive push.

Base Camp features larger three- to four-bedroom homes designed for full-time living, making it popular with families and remote workers.

Nearby, Boyer Meadows offers single-level homes that work well for buyers looking to downsize while still enjoying newer construction.

University Parkway rounds out the area with quality-built homes and a lifestyle perk locals appreciate. It provides easy access to the Popsicle Bridge, a popular local swimming spot where residents can jump into Sand Creek on a hot summer day.

Together, these neighborhoods show how new construction near Schweitzer Road serves very different buyers, even within a few minutes of each other.

Old Mill: A Planned Community Worth Paying Attention To

Old Mill isn’t located in Sandpoint proper, but it deserves attention because true planned communities are rare in this region.

In North Idaho, examples are limited. Locally, you’re mostly talking about Dover Bay, The Idaho Club, and farther south, Stoneridge Resort.

Old Mill adds an interesting option to the broader housing conversation, particularly for buyers who like a more intentional, planned neighborhood design.

Final Thought

It’s genuinely encouraging to see new construction picking up again in the Sandpoint area.

After several years where options were limited, buyers now have more choices depending on the lifestyle that fits them best. Whether that’s a newer home just outside of town, a low-maintenance single-level option, or a neighborhood close to recreation and daily conveniences, there are finally meaningful alternatives showing up.

And while new construction alone won’t solve affordability challenges overnight, additional inventory does help. Sandpoint hasn’t been immune to the pricing pressures seen across the country, and more homes coming to market is a healthy step toward balance.

For buyers paying attention, this is a positive shift. More choice, more flexibility, and more opportunity to find a home that truly fits how you want to live in Sandpoint.