Blog

24
Feb
By adrianwillanger
Real Estate, Real Estate Trends, Sandpoint Real Estate

Why January’s Numbers Matter: The Signal Inside Sandpoint’s Slow Season

  — 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…
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24
Feb
By Adrian Willanger
Mortgage, ,

The Homebuying Decision Fatigue Nobody Warns You About

Buying a home requires dozens of decisions in a short period of time. Buyers compare properties, analyze numbers, gather documentation, respond to lender requests, negotiate terms, and imagine future scenarios all at once. What many do not anticipate is the mental exhaustion that follows. Decision fatigue can quietly influence choices, causing buyers to rush, oversimplify, or second guess themselves. Recognizing this pattern helps buyers maintain clarity and confidence throughout the mortgage process. Homebuying is not just financial. It is emotional and logistical. Each property tour requires evaluation. Each document request requires attention. Each conversation introduces new information. Over time, even…
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23
Feb
By Adrian Willanger
Financial Reports, ,

What’s Ahead For Mortgage Rates This Week – February 23rd, 2026

The Federal Reserve’s preferred inflation indicator has come in showing that inflation is still running hotter than expected. This creates a difficult position for the Federal Reserve as it tries to balance interest rate cuts while managing inflation at the same time. Despite previous rate adjustments, inflation has remained stubbornly high. It remains to be seen whether any monetary policy will be able to curb the recent trend as it stands. This was also accompanied by a 0.4% increase in personal income, which has been the status quo for some time now. Inflation outpacing wage growth has been a major…
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20
Feb
By Adrian Willanger
Home Buying Tips, ,

Evaluating a Fixer Upper Beyond the Cosmetic

Fixer uppers attract buyers looking for value, personalization, and long term upside. The idea of transforming a property into something uniquely yours is compelling. However, not all renovation opportunities are created equal. The real skill in buying a fixer upper is distinguishing between manageable cosmetic upgrades and deeper structural or functional limitations that can quietly erode your budget and timeline. Cosmetic Versus Structural ChangesPaint, flooring, light fixtures, cabinet hardware, and landscaping are typically manageable improvements. These updates are visible, measurable, and easier to estimate financially. Structural modifications such as moving load bearing walls, relocating plumbing lines, replacing subflooring, or altering…
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20
Feb
By adrianwillanger
Uncategorized
Kenmore (98028) Market Report – January 2026 Headline: Kenmore Cools to $773K—Buyers Gain Leverage as Waterfront Stays Hot Market At a Glance **Kenmore (98028) – Current Snapshot:** - **$773K median sale price** (down 7–8% YoY) - **30 days on market** (up from 21 days last year, +43%) - **~2 offers per home** (down from 4–5 in 2024) - **Mid-$400s/sqft** (eased from $460–$480 range) - **Market shift:** From seller frenzy to balanced negotiation **Compared to Nearby Markets:** - Lake Forest Park (98155): $839K median, 41 DOM, sales **up 21%** - Cedar Park (98125): $825K median, 35 DOM, sales **down 17%** -…
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19
Feb
By Adrian Willanger
Real Estate Tips, ,

Buying the Block, Not Just the House

Most buyers focus intensely on the house itself. Bedrooms, finishes, layout, and upgrades dominate attention. But long-term satisfaction often has less to do with the house and more to do with the immediate block around it. Micro Location Matters More Than You ThinkTwo homes in the same general area can feel completely different depending on their exact location. A home near a neighborhood entrance may experience more traffic. A property backing to open space may feel quieter. Corner lots, cul de sac positions, and homes near shared amenities each create a different daily experience. Observe the Rhythm of the StreetVisit…
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