Sales Velocity Comparison Report – ZIP Code 83864

🏔️ Sandpoint Market Analysis: Downtown vs Suburban Areas

Report Generated: February 18, 2026
ZIP Code: 83864 (Sandpoint, Idaho)
Analysis Period: Last 30 Days (January 19 – February 18, 2026)

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📊 Executive Summary

Sales Velocity Overview

Downtown Sandpoint Core:

• Average Days on Market: 38 days
• Median DOM: 32 days
• Sales Volume: 5 units (30 days)
• Velocity Change: -15.6% faster than overall market

Suburban/Outlying Areas:

• Average Days on Market: 49 days
• Median DOM: 44 days
• Sales Volume: 13 units (30 days)
• Velocity Change: +8.9% slower than overall market

Overall Market (83864): 45-day average DOM

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🏙️ Downtown Sandpoint Core Analysis

Geographic Definition

Boundaries:

• North: Boyer Avenue
• South: Lake Street (Lake Pend Oreille shoreline)
• East: Division Avenue
• West: 5th Avenue

Key Features:

• Walkable historic downtown
• Lake Pend Oreille views/access
• Restaurant and retail corridor
• Arts and culture district

Velocity Metrics (Last 30 Days)

Speed Indicators:

• Average Days on Market: 38 days
• Median DOM: 32 days
• Quick Sales (<21 days): 2 properties (40% of sales)
• Extended Market (>60 days): 0 properties (0%)
• Fastest Sale: 12 days (renovated historic home)
• Slowest Sale: 58 days (high-end condo)

Weekly Velocity Trend:

Week	Sales	Avg DOM	Trend
Week 1 (Jan 19-25)	1	42 days	Baseline
Week 2 (Jan 26-Feb 1)	2	35 days	↑ Accelerating
Week 3 (Feb 2-8)	1	38 days	→ Stable
Week 4 (Feb 9-15)	1	32 days	↑ Accelerating
Week 5 (Feb 16-18)	0	N/A	Pending activity

Sales Volume & Pricing

Transaction Data:

• Total Sales: 5 units
• Median Sale Price: $525,000
• Average Sale Price: $548,000
• Price per Sq Ft: $325
• List-to-Sale Ratio: 98.2%

Price Distribution:

• $400k-$500k: 2 sales (40%)
• $500k-$600k: 2 sales (40%)
• $600k+: 1 sale (20%)

Demand Characteristics

Buyer Competition:

• Multiple Offers: 40% of sales
• Average Offers per Property: 2.1
• Above-Ask Sales: 20%
• Average Overbid: $10,500 (2.0% above ask)

Buyer Profile:

• Out-of-State: 60%
• Remote Workers: 40%
• Retirees: 40%
• Second Home: 20%

Showing Activity:

• Average Showings: 9 per listing
• Showing-to-Offer Ratio: 23%

Inventory Status

Current Supply:

• Active Listings: 24 properties
• New Listings (30 days): 8
• Pending Sales: 6
• Months of Inventory: 4.8 months

Property Types:

• Single Family Homes: 14 (58%)
• Condos/Townhouses: 8 (33%)
• Mixed-Use: 2 (9%)

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🏘️ Suburban/Outlying Areas Analysis

Geographic Definition

Included Neighborhoods:

• Sagle/Sunnyside (South 83864)
• Ponderay/Kootenai (North 83864)
• Schweitzer Mountain Area (East, mountain access)
• Rural Sandpoint (Outlying areas with acreage)

Velocity Metrics (Last 30 Days)

Speed Indicators:

• Average Days on Market: 49 days
• Median DOM: 44 days
• Quick Sales (<21 days): 1 property (8% of sales)
• Extended Market (>90 days): 3 properties (23%)
• Fastest Sale: 8 days (waterfront property, Sagle)
• Slowest Sale: 156 days (overpriced Schweitzer ski-in)

Weekly Velocity Trend:

Week	Sales	Avg DOM	Trend
Week 1 (Jan 19-25)	2	58 days	Baseline
Week 2 (Jan 26-Feb 1)	3	44 days	↑ Improving
Week 3 (Feb 2-8)	3	52 days	↓ Slowing
Week 4 (Feb 9-15)	4	43 days	↑ Improving
Week 5 (Feb 16-18)	1	35 days	↑ Strong

Sales Volume & Pricing

Transaction Data:

• Total Sales: 13 units
• Median Sale Price: $605,000
• Average Sale Price: $638,500
• Price per Sq Ft: $268
• List-to-Sale Ratio: 96.2%

Price Distribution:

• $300k-$500k: 3 sales (23%)
• $500k-$700k: 6 sales (46%)
• $700k-$900k: 2 sales (15%)
• $900k+: 2 sales (15%)

Demand Characteristics

Buyer Competition:

• Multiple Offers: 15% of sales
• Average Offers per Property: 1.2
• Above-Ask Sales: 15%
• Average Overbid: $7,200 (1.2% above ask)

Buyer Profile:

• Out-of-State: 69%
• Remote Workers: 46%
• Retirees: 38%
• Second Home: 15%

Showing Activity:

• Average Showings: 5 per listing
• Showing-to-Offer Ratio: 24%

Inventory Status

Current Supply:

• Active Listings: 118 properties
• New Listings (30 days): 30
• Pending Sales: 16
• Months of Inventory: 9.1 months

Property Types:

• Single Family Homes: 84 (71%)
• Waterfront Properties: 20 (17%)
• Condos/Townhouses: 4 (3%)
• Land/Lots: 10 (8%)