Last updated: August 6, 2026
Kootenai County Real Estate Market Update August 2026: CDA MLS July Stats, Prices, Inventory and Buyer Trends
The Kootenai County real estate market in August 2026 remains active, but more selective. The newest CDA MLS July 2026 Market Report shows that buyer demand is still present, closed sales improved year over year, and the median sale price moved higher. At the same time, active listings in the broader Coeur d’Alene MLS residential market were slightly lower than last year, and buyers are still watching affordability closely because mortgage rates remain elevated.
The most important update for August is the new CDA MLS July 2026 Market Report. In the Coeur d’Alene MLS market, active residential listings during July 2026 were down 4.8% compared with July 2025, with 2,860 active listings versus 3,005 one year earlier. July ended with 529 total residential sold listings, compared with 494 in July 2025, an increase of 7.1%.
For July 2026, the report showed an absorption rate of 5.25, down from 6.32 in 2025. The median sale price of sold homes was $575,000, up from $560,000 one year earlier, an increase of 2.7%. New construction residential closings totaled 67 units, compared with 54 in July 2025, up 24.1%. Typical residential sales, meaning existing and non-distressed residential sales, totaled 317 for the month, with an average sale price of $733,955 and an average of 73 days on market.
This is not a frozen market. Sales activity improved, new construction closings increased, and the median sale price rose modestly. However, the market is still segment-specific. Entry-level homes, move-in-ready resale homes, new construction, acreage, waterfront homes, luxury properties, Coeur d’Alene, Post Falls, Hayden and Rathdrum are not all moving the same way.
If you are buying or selling in North Idaho, compare this market update with Kootenai County homes for sale, Coeur d’Alene homes for sale, Post Falls homes for sale and the Kootenai County cities and communities guide.
Ask About the August 2026 Kootenai County Market
August 2026 Market Update: Quick Navigation
- August 2026 Quick Take
- CDA MLS July 2026 Market Report
- Kootenai County Market Snapshot
- Price Range Market Conditions
- New Construction vs Resale Homes
- Inventory and Listing Trends
- City Market Snapshots
- Mortgage Rate Snapshot
- What This Means for Buyers
- What This Means for Sellers
- Interactive Market Tools
- Market Data Sources
- Related Guides
- FAQ
August 2026 Quick Take
- CDA MLS July active residential listings: 2,860, down 4.8% from 3,005 in July 2025
- CDA MLS July total residential sold listings: 529, up 7.1% from 494 in July 2025
- CDA MLS July absorption rate: 5.25, down 16.9% from 6.32 in July 2025
- CDA MLS July median sale price: $575,000, up 2.7% from $560,000 in July 2025
- CDA MLS July new construction residential closings: 67 units, up 24.1% from 54 in July 2025
- CDA MLS July typical residential sales: 317 existing/non-distressed sales
- CDA MLS July typical residential average sale price: $733,955
- CDA MLS July typical residential average days on market: 73 days
- CDA MLS price-range table total active listings: 2,241 in the July 2026 price-range comparison table
- CDA MLS price-range table total current months of inventory: 4.28 months
- CDA MLS price-range table market condition: Seller overall, with buyer conditions in several high-end ranges
- CDA MLS price-range table July sold listings: 524 total sold listings across price ranges
- CDA MLS price-range table cash sales: 177 total cash sales in July, equal to 33.8% of July sold listings in the table
- CDA MLS YTD sold listings in price-range table: 2,916 in 2026 vs 2,675 in 2025, up 9.0%
- Latest public Kootenai County active listings from Realtor.com/FRED: 917 during June 2026
- Latest public Kootenai County median listing price from Realtor.com/FRED: $794,825 during June 2026
- Early August 2026 mortgage-rate benchmark: 30-year fixed average near 6.69%
Important data note: CDA MLS, Realtor.com/FRED, Redfin and Freddie Mac use different reporting methods, geographies and update schedules. CDA MLS July 2026 data reflects the Coeur d’Alene MLS market. Realtor.com/FRED county data reflects Kootenai County public listing inventory. Redfin city data reflects city-level calculations. Mortgage rates are national averages and not individual loan quotes.
CDA MLS July 2026 Market Report: What Changed?
The newest CDA MLS July 2026 Market Report gives a stronger and more current read on the North Idaho market than the earlier June-only public data. The report shows that the market had fewer active residential listings than one year earlier, more sold listings, a higher median sale price and a lower absorption rate.
| CDA MLS July Metric | July 2026 | July 2025 | Change | Market Meaning |
|---|---|---|---|---|
| Active residential listings | 2,860 | 3,005 | Down 4.8% | The broader CDA MLS market had slightly less active residential inventory than last year. |
| Total residential sold listings | 529 | 494 | Up 7.1% | Buyer activity improved year over year in July. |
| Absorption rate | 5.25 | 6.32 | Down 16.9% | Inventory absorption improved compared with the prior year. |
| Median sale price | $575,000 | $560,000 | Up 2.7% | Prices rose modestly year over year, but pricing still depends heavily on segment and condition. |
| New construction closings | 67 | 54 | Up 24.1% | New construction activity was notably stronger than the prior July. |
| Typical residential sales | 317 | Not stated in summary | N/A | Existing, non-distressed residential sales remained a major part of the market. |
| Typical residential average sale price | $733,955 | Not stated in summary | N/A | Average sale price remains heavily influenced by higher-priced homes and sales mix. |
| Typical residential average days on market | 73 days | Not stated in summary | N/A | Buyers are still taking time to compare homes, especially when pricing or condition is not aligned. |
The CDA MLS report also notes that monthly statistics are now retrieved on the 3rd business day instead of the 8th business day, and MLS rules still allow 7 business days to close out listings. That means some information may be incomplete at the time of compilation. For readers, that is an important reminder that market reports are snapshots, not final appraisals or guarantees.
Kootenai County Market Snapshot: August 2026
The August 2026 Kootenai County market should be read through two lenses. First, county-level public data shows inventory increased through June, giving buyers more options than earlier in the year. Second, the newest CDA MLS July report shows sold activity improved year over year and the median sale price rose modestly.
That combination points to a market that is active but selective. Buyers are still purchasing homes, but they are comparing price, payment, condition and location carefully. Sellers can still succeed, but the home must compete well against both active inventory and recent closed sales.
| Market Signal | What the Data Shows | Practical Interpretation |
|---|---|---|
| Demand | July 2026 sold listings were up 7.1% year over year in the CDA MLS market. | Buyers are still active, especially for homes that match current value expectations. |
| Pricing | July 2026 median sale price was $575,000, up 2.7% year over year. | Prices are not collapsing, but broad medians should not be used to price individual homes. |
| Inventory | CDA MLS active residential listings were down 4.8% year over year, while earlier public Kootenai County data showed more inventory than earlier in 2026. | Inventory conditions depend on which geography and dataset you are using. |
| New construction | New construction residential closings were up 24.1% year over year in July. | Builders remain important competition for resale sellers in some price ranges. |
| Affordability | Mortgage rates remained elevated in early August. | Monthly payment still affects buyer urgency and offer strength. |
Price-Range Market Conditions: Where Sellers Still Have Leverage and Where Buyers May Find Room
The CDA MLS July 2026 price-range comparison table is one of the most useful parts of the new report because it shows that the market is not behaving the same way at every price point.
The table showed 2,241 active listings across the July 2026 price-range comparison, 524 July sold listings, 4.28 months of inventory overall and a general seller market condition across the totals. The same table also showed 2,916 year-to-date sold listings in 2026, compared with 2,675 in 2025, up 9.0%.
Cash sales were also notable. The price-range table showed 177 cash sales in July 2026, equal to 33.8% of July sold listings in the table. That matters because cash buyers can affect competition, especially in lifestyle, downsizing, retirement, second-home, acreage and higher-price segments.
| Price Range Group | Market Pattern From CDA MLS Table | Buyer/Seller Takeaway |
|---|---|---|
| Below $400,000 | Many lower price ranges showed seller or balanced conditions, with limited active inventory in several bands. | Affordable inventory remains constrained. Buyers should be prepared, and sellers with clean, financeable homes may still have leverage. |
| $400,000 to $599,999 | The table showed seller conditions in the $400,000–$499,999 and $500,000–$599,999 bands. | This remains one of the most important practical buyer segments in Kootenai County. |
| $600,000 to $999,999 | The table showed seller conditions across several mid-to-upper price bands. | Well-positioned homes can still perform, but buyers compare condition, upgrades, lot quality and payment carefully. |
| $1,000,000 to $1,999,999 | The table showed buyer conditions in the $1 million to $1.999 million band. | Luxury buyers may have more negotiating room when listings accumulate market time or compete against similar high-end options. |
| $2,000,000 and above | The table showed buyer conditions in the $2 million–$2.999 million and $3 million-plus ranges. | Higher-end listings require sharper positioning, stronger presentation and more patience. |
For buyers, this means leverage depends on price range. A buyer looking below $600,000 may face a very different market than a buyer comparing $1 million-plus properties. For sellers, this means the pricing strategy should be built around your actual price band, not the countywide median.
New Construction vs Resale Homes
New construction continues to play an important role in the North Idaho market. The CDA MLS July report showed 67 new construction residential closings, up 24.1% from 54 in July 2025. That is a strong year-over-year increase and confirms that builders remain relevant in the current market.
Buyers often compare new construction with resale homes based on monthly payment, incentives, warranty coverage, layout, location, landscaping, upgrade costs and timeline. Sellers with resale homes need to understand when they are competing directly against builder inventory.
| Option | Why Buyers Consider It | What to Watch |
|---|---|---|
| New construction | Modern layouts, newer systems, builder warranties, lower immediate repair needs and possible incentives. | Upgrade costs, landscaping, fencing, HOA rules, lot size, completion timeline and builder contract terms. |
| Resale homes | Established neighborhoods, mature landscaping, location variety, existing improvements and possible seller negotiation. | Inspection findings, roof age, HVAC age, crawlspace condition, updates, pricing and competition from new construction. |
For a buyer, the better option depends on budget, timeline, maintenance tolerance and location preference. For a seller, the key question is whether a buyer can purchase a new home nearby for a similar monthly payment. If so, resale pricing and presentation need to be especially sharp.
Inventory and Listing Trends
Inventory signals are mixed depending on the dataset. The CDA MLS July report showed active residential listings across the broader CDA MLS market were down 4.8% year over year. The earlier public Realtor.com/FRED Kootenai County data showed active county listings rose steadily from February through June 2026, reaching 917 active listings in June.
This is not necessarily a contradiction. The two sources measure different geographies and may use different listing-status rules, property categories and reporting timing. The practical takeaway is that buyers have more options than they did earlier in 2026 in many segments, but year-over-year inventory is not necessarily higher across the broader CDA MLS market.
| Month | Kootenai County Active Listings | Median Listing Price | Median Days on Market |
|---|---|---|---|
| February 2026 | 580 | $699,000 | 45 days |
| March 2026 | 631 | $708,080 | 43 days |
| April 2026 | 731 | $724,742 | 39 days |
| May 2026 | 834 | $769,200 | 38 days |
| June 2026 | 917 | $794,825 | 44 days |
The increase in median listing price should not be interpreted as proof that every home gained value at the same rate. Median listing price reflects the mix of homes listed for sale. More waterfront, luxury, acreage, large-lot and new-construction listings can push the asking-price median higher even when typical resale values are more stable.
City Market Snapshots: Coeur d’Alene, Post Falls, Hayden and Rathdrum
Coeur d’Alene Housing Market
Coeur d’Alene continues to command attention because of Lake Coeur d’Alene, downtown amenities, parks, trails, medical services, established neighborhoods and relocation demand. City-level public data showed Coeur d’Alene’s three-month median sale price around $575,000, down slightly year over year.
That does not mean every Coeur d’Alene segment is soft. Downtown condos, lake-proximate homes, luxury properties, move-in-ready homes, older resale homes and homes needing renovation can all perform differently. Pricing should be based on the most relevant comparable sales, not the citywide median alone.
Related resources: Coeur d’Alene community guide, relocating to Coeur d’Alene and Coeur d’Alene homes for sale.
Post Falls Housing Market
Post Falls remains one of the most important practical housing markets in Kootenai County. Buyers continue to consider Post Falls for I-90 access, Spokane proximity, newer neighborhoods, Spokane River lifestyle and pricing that may be more approachable than some Coeur d’Alene areas.
Public city-level data showed Post Falls’ three-month median sale price around $525,000, up year over year. Well-located and move-in-ready homes in practical price ranges can still receive strong attention, while overpriced homes or properties with deferred maintenance may take longer.
Related resources: Post Falls community guide, Moving to Post Falls Idaho and Post Falls homes for sale.
Hayden Housing Market
Hayden remains highly dependent on property mix. In-town homes, established neighborhoods, newer subdivisions, golf-course communities, larger lots, acreage and Hayden Lake-area properties can produce very different pricing patterns.
Public city-level data showed Hayden’s three-month median sale price around $520,000, up modestly year over year. Buyers should compare Hayden properties carefully by subdivision, lot, utilities, road access, school needs, lake proximity and long-term lifestyle fit.
Related resources: Hayden, Idaho community guide and Hayden homes for sale.
Rathdrum Housing Market
Rathdrum continues to appeal to buyers looking for more space, newer homes, larger lots, shops, quieter neighborhoods and a more residential feel while staying within reach of Hayden, Coeur d’Alene and Post Falls.
Public city-level data showed Rathdrum’s three-month median sale price around $530,000, up year over year. However, Rathdrum’s median can shift based on the mix of in-town homes, newer subdivisions, rural properties, homes with shops and acreage sales.
Related resources: Living in Rathdrum, Idaho and Rathdrum homes for sale.
Mortgage Rate Snapshot: August 2026
Mortgage rates remain one of the biggest affordability factors in the August 2026 Kootenai County market. Early August 2026 national reporting showed the average 30-year fixed mortgage rate near 6.69%. That level continues to keep many buyers focused on monthly payment rather than purchase price alone.
| Loan Type | Early August 2026 Average | Market Impact |
|---|---|---|
| 30-year fixed | About 6.69% | Most buyers remain highly sensitive to monthly payment, taxes, insurance and total ownership cost. |
| 15-year fixed | Varies by lender and weekly survey | Usually lower than the 30-year rate but with a higher monthly payment because of the shorter term. |
| FHA, VA, USDA and jumbo | Varies by lender | Credit, down payment, points, fees, property type and underwriting factors matter. |
Mortgage-rate note: National averages are not loan offers. Actual borrower rates depend on lender, credit profile, loan type, points, fees, down payment, property type and underwriting factors.
What This Means for Buyers in August 2026
Buyers in the August 2026 Kootenai County market should not assume the market is weak just because listings are taking time in some segments. The CDA MLS July report showed total residential sold listings increased year over year, new construction closings rose sharply and the median sale price increased modestly.
At the same time, buyers do have more tools than they had during the most competitive low-inventory period. Some listings have longer market time, some price ranges are more balanced, and the high-end market offers more room for careful comparison.
A strong buyer strategy in August 2026 includes:
- Getting updated lender numbers before touring seriously
- Comparing total monthly payment, not just price
- Reviewing property taxes, insurance, utilities and HOA dues
- Separating new construction from resale comparisons
- Watching days on market and price reductions
- Understanding well, septic, private-road and acreage issues when applicable
- Comparing the correct price range instead of relying only on broad market averages
- Evaluating inspection risk before writing an offer
- Recognizing that lower-priced and move-in-ready homes may still be competitive
Buyer resources: First-Time Homebuyer Tips in Kootenai County, Hidden Costs of Buying a Home in North Idaho and North Idaho Home Inspection Checklist.
What This Means for Sellers in August 2026
Sellers still have opportunity in August 2026, but pricing precision matters. The CDA MLS July report showed more sold listings and a higher median sale price compared with last year, which is good news for sellers. But the price-range table also shows that conditions vary significantly by price point.
The strongest seller opportunities are usually found where inventory is limited, buyer demand is active and the home is priced correctly from the beginning. Overpricing is riskier in higher-price ranges or where several similar homes are available.
A strong seller strategy in August 2026 includes:
- Pricing against recent closed sales and current active competition
- Reviewing your exact price range’s months of inventory
- Knowing whether your property competes with new construction
- Preparing the home before launch
- Using professional photography and clear online presentation
- Addressing obvious maintenance issues before listing
- Watching showing activity during the first two weeks
- Responding quickly if buyer feedback points to pricing or condition concerns
- Avoiding overreliance on the countywide or MLS-wide median price
- Understanding how current mortgage rates affect buyer payment comfort
The median sale price should not be treated as a pricing recommendation for every home. A proper comparative market analysis should focus on location, size, age, condition, lot, updates, views, privacy, shops, acreage, waterfront access and the most relevant active and closed comparable homes.
Interactive August 2026 Market Tools
August 2026 Buyer Market Position Scorecard
Score each item from 1 to 5 before writing an offer.
- The home has been on the market longer than similar listings: ___ / 5
- The seller has already reduced the price: ___ / 5
- Several comparable homes are available nearby: ___ / 5
- The property needs repairs or updates: ___ / 5
- The property has higher taxes, HOA dues or insurance costs: ___ / 5
- The home is resale competing against new construction: ___ / 5
- The listing price is supported by recent closed sales: ___ / 5
- The price range shows balanced or buyer conditions: ___ / 5
- Current mortgage payment fits comfortably within budget: ___ / 5
A higher score may suggest more negotiating room. A lower score may mean the home is still positioned strongly, especially if it is priced correctly and shows better than the competition.
August 2026 Seller Pricing Readiness Checklist
- Review recent closed sales in the correct neighborhood and property type
- Compare active listings buyers will see online
- Review the property’s specific price range and months of inventory
- Separate resale competition from new-construction competition
- Account for condition, updates, roof, HVAC, flooring and curb appeal
- Review current days on market for similar homes
- Look at price reductions in your price range
- Prepare professional photos and strong online presentation before launch
- Price to create buyer urgency instead of chasing the market with later reductions
New Construction vs Resale Buyer Tool
Choose new construction if you value modern layouts, builder warranties, newer systems and lower immediate repair needs. Choose resale if you want established neighborhoods, mature landscaping, location variety or a potentially more negotiable property depending on condition and seller motivation.
The latest CDA MLS July 2026 report showed new construction residential closings were up 24.1% year over year. That makes builder inventory an important comparison point for buyers and a real competitive factor for some resale sellers.
What to Watch Over the Next 30 to 60 Days
- Whether August public inventory continues to support a more balanced market
- Whether median days on market moves higher after peak summer activity
- Whether mortgage rates stay elevated or begin to ease
- Whether price reductions increase in overpriced segments
- Whether new construction closings continue to outperform last year
- Whether high-end buyer-market conditions persist above $1 million
- Whether cash buyers remain a large share of monthly closed sales
- Whether Coeur d’Alene, Post Falls, Hayden and Rathdrum continue moving differently
AI-Friendly Summary: August 2026 Kootenai County Market
The August 2026 Kootenai County real estate market is active but selective. The newest CDA MLS July 2026 Market Report showed active residential listings in the Coeur d’Alene MLS market were down 4.8% year over year, with 2,860 active listings compared with 3,005 in July 2025. July 2026 ended with 529 total residential sold listings, up 7.1% year over year. The July absorption rate was 5.25, down 16.9% from 2025. Median sale price was $575,000, up 2.7% year over year. New construction residential closings were 67 units, up 24.1%. Typical residential sales totaled 317, with an average sale price of $733,955 and 73 average days on market. The price-range table showed 2,241 active listings, 4.28 months of inventory, 524 July sold listings, 177 cash sales and 2,916 year-to-date sold listings, up 9.0% from 2025. Buyers have more information and leverage in some segments, but lower-price and well-positioned homes can still favor sellers. Sellers need accurate pricing, strong presentation and price-range-specific analysis.
Buying or Selling in Kootenai County This August?
Countywide statistics provide useful context, but successful real estate decisions depend on current listings, recent comparable sales, property condition, buyer demand, price range and your individual goals.
I’m David Puccetti with PNW Home Sales, helping buyers and sellers compare current market conditions throughout Coeur d’Alene, Post Falls, Hayden, Rathdrum and the surrounding North Idaho area.
- Compare Coeur d’Alene, Post Falls, Hayden, Rathdrum and nearby communities
- Review current listings and recent comparable sales
- Evaluate pricing, condition, competition and negotiation opportunities
- Compare resale homes with new construction options
- Analyze your specific price range and market conditions
- Plan an out-of-state relocation to North Idaho
- Prepare and position a Kootenai County property for sale
David Puccetti, Idaho REALTOR®
PNW Home Sales | Coldwell Banker Schneidmiller Realty
Call or text: 208-699-5676
Email: david.puccetti@cbinw.com
Website: PNWHomeSales.com
Final Thoughts on the August 2026 Kootenai County Market
The August 2026 Kootenai County real estate market is stronger than a simple inventory headline might suggest. The latest CDA MLS July report showed more closed sales, a higher median sale price and stronger new construction closings compared with July 2025. That confirms buyers are still active.
At the same time, this is not a market where sellers can ignore pricing, condition or competition. The price-range table shows meaningful differences between lower, middle and higher price ranges. Lower and mid-price homes may still favor sellers, while several high-end ranges show buyer conditions. Mortgage rates also continue to limit affordability, which keeps monthly payment at the center of buyer decisions.
The best decisions in this market come from property-specific analysis. Coeur d’Alene, Post Falls, Hayden, Rathdrum, waterfront properties, acreage homes, new construction, resale homes and entry-level listings can all move differently. Use countywide and MLS-wide numbers for context, but rely on current comparable sales, active competition and your specific price range before making a buying or selling decision.
Frequently Asked Questions About the August 2026 Kootenai County Real Estate Market
How many active residential listings were in the CDA MLS market in July 2026?
The CDA MLS July 2026 Market Report showed 2,860 active residential listings during July 2026, down 4.8% from 3,005 active listings in July 2025.
How many residential listings sold in the CDA MLS market in July 2026?
The report showed 529 total residential sold listings in July 2026, compared with 494 in July 2025, an increase of 7.1%.
What was the median sale price in the CDA MLS market in July 2026?
The median sale price of sold homes was $575,000 in July 2026, compared with $560,000 in July 2025, an increase of 2.7%.
What was the absorption rate in July 2026?
The CDA MLS July 2026 report showed an absorption rate of 5.25, compared with 6.32 in 2025, down 16.9%.
How many new construction homes closed in July 2026?
The CDA MLS report showed 67 new construction residential closings in July 2026, compared with 54 in July 2025, an increase of 24.1%.
What were typical residential sales in July 2026?
Typical residential sales, meaning existing and non-distressed residential sales, totaled 317 in July 2026, with an average sale price of $733,955 and an average of 73 days on market.
Is Kootenai County a buyer’s market or seller’s market in August 2026?
The answer depends on price range and property type. The CDA MLS price-range table showed an overall seller condition, but several higher-end price ranges showed buyer conditions. Lower and mid-price ranges may still favor sellers, while luxury buyers may have more room to negotiate.
Are home prices falling in Kootenai County?
The CDA MLS July 2026 report showed the median sale price increased 2.7% year over year to $575,000. However, individual property values depend on location, condition, price range, property type and current competition.
Are sales up or down?
Residential sold listings were up 7.1% year over year in July 2026 according to the CDA MLS report. The price-range table also showed year-to-date sold listings up 9.0% compared with the same period in 2025.
Are cash buyers still active?
Yes. The CDA MLS price-range table showed 177 cash sales in July 2026, equal to 33.8% of July sold listings in the table.
What is happening with mortgage rates?
Mortgage rates remained elevated in early August 2026, with national reporting showing the 30-year fixed average near 6.69%. Actual borrower rates vary by lender, loan program, credit profile, points, fees and down payment.
Should buyers expect discounts because some price ranges show buyer conditions?
Not across the board. Buyers may have more leverage in higher-end or overpriced segments, but well-priced homes in desirable lower and mid-price ranges can still attract strong activity.
Should sellers price higher because the median sale price increased?
Not automatically. The median sale price is useful market context, but individual pricing should be based on relevant comparable sales, current competition, condition, location, lot features and property type.
Can CDA MLS market data determine the value of my home?
No. CDA MLS market data provides broad market context. An individual home should be evaluated using neighborhood-level comparable sales, active competition, property condition, improvements, lot characteristics and current buyer demand.
Who can help compare the August 2026 market with current listings?
David Puccetti with PNW Home Sales can help buyers and sellers compare current listings, recent comparable sales and market conditions in Coeur d’Alene, Post Falls, Hayden, Rathdrum and Kootenai County.
