If you’re watching the real estate headlines or browsing Zillow late at night, you might be asking: is buyer demand drying up in Sandpoint?
Short answer: absolutely not.
In fact, it’s stronger than you think. Sure, buyers are pickier. Sure, homes are sitting longer. But beneath the surface, there’s a story of steady interest, quiet competition, and a group of serious buyers just waiting for the right opportunity to strike.
Here’s what’s really happening in Bonner County real estate—and how to be smart about it.
The Market by the Numbers
As of July 2025, Bonner County has 630 active residential listings, with 226 of those in Sandpoint alone. The median sale price sits at $589,000 for Bonner County and $647,000 for Sandpoint. Both are based on a rolling 12-month average, which gives a more stable view of pricing trends, much more accurate than month-to-month volatility.
Compared to June 2024, prices have held steady. Sandpoint is nearly flat year-over-year, while Bonner County has seen a minor dip from $600K to $589K. In other words, the market isn’t crashing—it’s normalizing.
Days on market? 76 in Bonner County, and 80 in Sandpoint. Still very reasonable when viewed historically.
What’s shifting is not demand, but how that demand behaves.
Where the Demand Lives (and Where It’s Fading)
The most active part of the market right now? Homes priced between $500,000 and $600,000. Buyers in this range are serious, and they’re willing to do a little work, but not too much. They’re focused on proximity, too. Areas like Selle Valley and West Sandpoint, just 5–15 minutes from town, are drawing a lot of attention.
By contrast, homes priced at $850,000 and up—especially secondary homes and investment properties—are sitting longer. Many of these sellers haven’t adjusted their pricing expectations, and the segment is now the most saturated in Bonner County.
Schweitzer condos are also seeing slower movement. There’s a lot of inventory on the mountain, and not enough urgency from buyers to absorb it.
Want more insight into how price segments are moving? Check out our April 2025 Market Update for a full breakdown.
Interest Rates Are the Wild Card
When mortgage rates dip—even slightly—buyer activity ticks up fast. Showings increase. Mortgage applications rise. Right now, rates are hovering around 6.75%–7%, but when we get down near 6.25%, expect demand to surge.
There’s also no shortage of cash buyers in this market. We’re still working with plenty of clients writing competitive, all-cash offers—especially for homes with land or proximity to town.
Buyers Are Still Out There—They’re Just More Selective
The tone of today’s market is cautiously optimistic. Many buyers are actively watching the market but are laser-focused on value. They’re not just buying anything—they’re waiting for the home.
We’ve written offers only to be beat out or show up a day too late. Then those same buyers might not write another offer for months. Why? Because they’re picky. That’s not a lack of demand—it’s a high bar for value.
And sellers? They’re adjusting. More are offering concessions. More are tackling pre-listing maintenance, painting, and staging. (If you're listing soon, check out our Free Home Staging Guide to prep like a pro.)
Still, many are slow to accept new pricing realities. When homes are priced well and presented right, they still move—and often close close to asking.
What Smart Buyers Are Doing Right Now
Want to find a good deal in this market? Here’s the playbook:
Be prepared. Get your financing dialed in. Have your pre-approval ready.
Stay sharp. Look at listings every day, not once a week.
Move quickly. If you love it, don’t wait. Use the inspection period to ask your deeper questions.
We’ve had buyers miss out on homes because they checked for listings too late—or hesitated while trying to learn more. In this market, homes that are squared away, meaning move-in ready, and priced well are moving quickly.
One client saw the perfect home hit the market, but we didn’t view it until day three. By then, it was already under contract. Another buyer lost a property while researching a specific question about the home—something they could’ve resolved during inspection.
The homes that match the price go to the most prepared buyer.
So… Should You Wait for Prices to Drop?
Here’s the truth:
"You’ll wish you bought yesterday. Prices aren’t going to drop significantly—and if they do, it won’t be enough to justify losing out on a home you truly love."
The right property at the right price is still out there. The longer you wait, the more likely you’ll end up settling for something that costs more but delivers less.
Want help refining your search? Start with our Questions to Ask When Buying a Home to approach your next move like a pro.
Or browse the latest Sandpoint homes for sale.
Looking Ahead to Q4 2025
We expect Q3 to start out slow, but **Q4 is shaping up to be strong, **especially if mortgage rates dip. Several economic indicators suggest we may finally see those rate drops materialize, and when they do, buyer demand will ramp up fast.
Whether you're buying now or planning for later, the best strategy is to stay informed and ready.
If you're thinking about making a move, let's talk. No pressure—just expert insight to help you decide your next best step.
Book a call with Ben or call/text anytime: (208) 400-6162