— Sandpoint January 2026 Market Update

Sandpoint’s Winter Market Reveals a Clear Mid‑Range Sweet Spot

January opened with a classic North Idaho winter pattern: slower sales, steady listing activity, and a clear divide between luxury list prices and where buyers are actually writing offers.

Sandpoint recorded 146 active listings, 57 new listings, and 18 closed sales for the month. The absorption rate landed at 5.6 months, signaling a balanced but slightly buyer‑leaning environment.

Prices continue to show Sandpoint’s dual‑market personality. Active listings averaged $1.3M, driven by waterfront, acreage, and Schweitzer‑adjacent homes. Closed sales averaged $756K, with a median of $550K, reflecting strong demand in the mid‑market.

Time on market remains elevated but is improving. Homes averaged 128 days on market, down from 142 last year. Buyers are taking their time, but well‑priced homes are still moving.

The mid‑range carried the month:
• $350K–$399K: 2 sales
• $400K–$499K: 4 sales
• $500K–$599K: 6 sales
• $600K–$699K: 4 sales
Plus one notable sale above $3M — a reminder that Sandpoint’s luxury tier remains active, even in winter.

Bottom line:
Buyers have leverage through longer DOM and a wide list‑to‑sale spread. Sellers who price correctly from day one continue to achieve strong results, with a 94.3% sale‑to‑original‑list ratio.

Contact

Adrian Willanger — Broker
MBA • LEED AP • SRES®
Kelly Right Real Estate
📞 206‑909‑7536
📧 Adrian@AdrianWillanger.com

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