Last updated: September 5, 2026
Kootenai County Real Estate Market Update September 2026: Prices, Inventory, Mortgage Rates and Buyer Trends
The Kootenai County real estate market in September 2026 remains active, but more selective. The newest public Realtor.com/FRED inventory data for August 2026 shows more active listings than July, slightly lower median listing prices than the prior month, longer median days on market, and continued affordability pressure from mortgage rates.
The latest public county-level data shows 1,030 active listings in Kootenai County during August 2026, up from 961 in July. The median listing price was $795,000, down slightly from $799,900 in July but still higher than $750,000 one year earlier. Median days on market moved to 51 days, up from 47 in July but lower than 59 days one year earlier.
The biggest September takeaway is that buyers have more active choices than they did earlier in the year, but the market is not weak across the board. Well-priced homes in desirable price ranges can still attract attention, while overpriced homes, homes with condition issues, higher-priced listings and properties competing against new construction may require sharper pricing and stronger presentation.
Mortgage rates remain one of the largest affordability variables. Freddie Mac reported the national average 30-year fixed mortgage rate at 6.71% as of September 3, 2026, up from 6.66% the prior week. That keeps many buyers focused on total monthly payment, including principal, interest, property taxes, homeowners insurance, HOA dues and utilities.
If you are buying or selling in North Idaho, compare this update with Kootenai County homes for sale, Coeur d’Alene homes for sale, Post Falls homes for sale, Hayden homes for sale and the Kootenai County cities and communities guide.
Ask About the September 2026 Kootenai County Market
AI Summary: September 2026 Kootenai County Real Estate Market
The September 2026 Kootenai County housing market is best described as active but selective. Public Realtor.com/FRED data for August 2026 showed 1,030 active listings, up from 961 in July but below 1,115 one year earlier. The median listing price was $795,000, down slightly from $799,900 in July but up from $750,000 one year earlier. Median days on market rose to 51 days, up from 47 in July but still below 59 days from August 2025.
Buyers have more choices than they did earlier in 2026, but that does not mean every segment favors buyers. Lower and mid-price homes that are well-priced, clean and move-in ready can still compete strongly. Higher-priced listings, homes needing updates, rural properties with added maintenance, and properties competing against new construction may need stronger pricing and better presentation.
Mortgage rates remain a major issue. Freddie Mac reported the national average 30-year fixed mortgage rate at 6.71% as of September 3, 2026. That means buyers are still heavily focused on monthly payment, not just purchase price. Sellers should price based on current competition and recent closed sales rather than relying only on broad countywide medians.
September 2026 Market Snapshot
| Metric | Latest Public Data | Previous Month | Year Ago | Market Direction |
|---|---|---|---|---|
| Active listings | 1,030 in August 2026 | 961 in July 2026 | 1,115 in August 2025 | Up month over month, but still below last year. |
| Total listings | 1,596 in August 2026 | 1,546 in July 2026 | Varies by dataset and reporting table | Total active plus pending inventory increased from July. |
| Median listing price | $795,000 in August 2026 | $799,900 in July 2026 | $750,000 in August 2025 | Slightly lower month over month, still higher year over year. |
| Median days on market | 51 days in August 2026 | 47 days in July 2026 | 59 days in August 2025 | Slower than July, but faster than last year. |
| Median list price per square foot | $378 in August 2026 | $383 in July 2026 | $358 in August 2025 | Slightly lower month over month, higher year over year. |
| 30-year fixed mortgage rate | 6.71% as of September 3, 2026 | 6.66% one week earlier | 6.50% one year earlier | Higher than the prior week and prior year. |
Data note: Realtor.com/FRED county inventory data reflects Kootenai County public listing inventory and updates monthly. CDA MLS reports may use different geography, property categories, status rules and reporting timing. Freddie Mac mortgage rates are national averages and not borrower-specific loan quotes.
September 2026 Market Update: Quick Navigation
- September 2026 Quick Take
- Current Public Housing Data
- CDA MLS Context From Prior Local Report
- Inventory and Listing Trends
- Prices and Listing Strategy
- Mortgage Rate Snapshot
- City Market Snapshots
- What This Means for Buyers
- What This Means for Sellers
- Interactive Market Tools
- Market Data Sources
- Related Guides
- FAQ
September 2026 Quick Take
- Latest public Kootenai County active listings: 1,030 in August 2026, up from 961 in July but down from 1,115 one year earlier.
- Latest public Kootenai County total listings: 1,596 in August 2026, up from 1,546 in July.
- Latest public Kootenai County median listing price: $795,000 in August 2026, down from $799,900 in July but up from $750,000 one year earlier.
- Latest public Kootenai County median days on market: 51 days in August 2026, up from 47 in July but down from 59 one year earlier.
- Latest public Kootenai County median list price per square foot: $378 in August 2026, down from $383 in July but up from $358 one year earlier.
- Mortgage-rate benchmark: Freddie Mac reported the 30-year fixed-rate mortgage at 6.71% as of September 3, 2026.
- Buyer takeaway: More active inventory gives buyers more choices, but lower and mid-price homes can still be competitive when priced well.
- Seller takeaway: Pricing, presentation and condition matter because buyers are comparing payment, inventory and alternatives more carefully.
- Market condition: Selective, price-range-dependent and sensitive to mortgage rates.
Current Public Housing Data for Kootenai County
The newest public county-level data available for this update comes from Realtor.com housing inventory metrics through FRED. These figures are especially useful for tracking public listing inventory, listing-price direction and days on market. They are not the same as a local MLS closed-sales report, but they provide timely market context.
| Public Data Metric | August 2026 | July 2026 | Month Change | Practical Meaning |
|---|---|---|---|---|
| Active listings | 1,030 | 961 | Up about 7.2% | Buyers had more active choices heading into September than they did in July. |
| Total listings | 1,596 | 1,546 | Up about 3.2% | The combined active and pending listing count moved higher from July. |
| Median listing price | $795,000 | $799,900 | Down about 0.6% | The asking-price median eased slightly, but the market remains expensive relative to many areas. |
| Median days on market | 51 days | 47 days | Up 4 days | Listings took longer to move than in July, which can create more room for buyer evaluation. |
| Median listing price per square foot | $378 | $383 | Down about 1.3% | Price-per-square-foot pressure eased slightly month over month. |
These numbers point to a market with more available inventory than earlier in the summer, but they do not show a broad collapse. The median listing price remained close to $800,000, active inventory rose from July, and days on market increased. Buyers have more time and more choices in some segments, while sellers need to be more precise.
CDA MLS Context From the Prior Local Market Report
The previously attached August market page included the newest CDA MLS July 2026 Market Report available in that page. That local MLS data remains useful context because it reflects closed sales and broader CDA MLS residential activity, while the current September update adds public Realtor.com/FRED August inventory data.
| CDA MLS July 2026 Metric | July 2026 | July 2025 | Change | How to Use It |
|---|---|---|---|---|
| Active residential listings | 2,860 | 3,005 | Down 4.8% | Shows broader CDA MLS inventory context from the prior local report. |
| Total residential sold listings | 529 | 494 | Up 7.1% | Shows buyer activity was still present in the prior MLS report. |
| Absorption rate | 5.25 | 6.32 | Down 16.9% | Shows the market was not uniformly slow despite affordability pressure. |
| Median sale price | $575,000 | $560,000 | Up 2.7% | Useful as closed-sale context, but not a direct pricing formula for every home. |
| New construction closings | 67 | 54 | Up 24.1% | Confirms new construction remained an important buyer alternative and resale competitor. |
The practical conclusion is that the market is not explained by one statistic. Public inventory data shows more active choices in August. The prior local MLS report showed year-over-year sales activity and median sale price still positive in July. Buyers and sellers should use both types of data as context, then evaluate the actual property, price range, neighborhood and competition.
Inventory and Listing Trends
The most important shift in the current update is inventory. Kootenai County active listings moved from 961 in July to 1,030 in August, an increase of about 7.2% month over month. Total listings moved from 1,546 in July to 1,596 in August.
That gives buyers more to compare, especially in segments where homes are not priced aggressively or where several similar listings are available. However, active listings were still lower than the August 2025 level of 1,115, so the year-over-year picture does not show a flood of inventory.
| Month | Active Listings | Median Listing Price | Median Days on Market |
|---|---|---|---|
| April 2026 | 731 | $723,717 | Reported in monthly FRED series |
| May 2026 | 834 | $769,200 | Reported in monthly FRED series |
| June 2026 | 917 | $794,825 | Reported in monthly FRED series |
| July 2026 | 961 | $799,900 | 47 days |
| August 2026 | 1,030 | $795,000 | 51 days |
The inventory trend is helpful for buyers, but it also creates a more competitive environment among sellers. When buyers have more choices, listings need to be easier to justify. Price, condition, photos, location, lot quality, floor plan, updates, inspection risk, and monthly payment all matter more.
Prices and Listing Strategy in September 2026
The median listing price dipped only slightly from July to August, moving from $799,900 to $795,000. That is not a major price decline. It is better interpreted as a modest cooling in asking-price mix after a strong run-up earlier in 2026.
Year over year, the median listing price remained higher than August 2025. That means the North Idaho market is still expensive, especially for buyers coming from lower-cost regions or first-time buyers trying to enter the market.
For sellers, the lesson is not that prices are falling sharply. The lesson is that buyers are more selective. A seller cannot assume that a high asking price will be accepted simply because inventory remains below last year. Buyers are comparing value carefully, especially when monthly mortgage payments remain elevated.
Why Median Listing Price Can Be Misleading
Median listing price reflects the mix of homes currently listed for sale. More waterfront homes, acreage homes, luxury listings, larger properties and new construction can push the listing-price median higher. A lower-priced segment may behave differently than the countywide median suggests.
That is why buyers and sellers should compare:
- Recent closed sales in the correct neighborhood
- Active competition in the same price range
- Pending sales when available
- Days on market for comparable homes
- Price reductions among similar listings
- Condition and inspection risk
- New construction competition
- Total monthly payment after taxes, insurance and HOA dues
For buyer budgeting, review Hidden Costs of Buying a Home in North Idaho and North Idaho Home Inspection Checklist.
Mortgage Rate Snapshot: September 2026
Mortgage rates continue to shape the Kootenai County housing market. Freddie Mac reported the national average 30-year fixed-rate mortgage at 6.71% as of September 3, 2026, up from 6.66% the prior week and up from 6.50% one year earlier. Freddie Mac also reported the 15-year fixed-rate mortgage at 6.04%.
| Loan Type | September 3, 2026 Average | Prior Week | Year Ago | Market Impact |
|---|---|---|---|---|
| 30-year fixed | 6.71% | 6.66% | 6.50% | Keeps buyers focused on monthly payment and total ownership cost. |
| 15-year fixed | 6.04% | 5.98% | 5.60% | Lower term length, but payment can be much higher than a 30-year loan. |
Mortgage-rate note: Freddie Mac PMMS figures are national averages. Actual borrower rates depend on lender, credit profile, loan type, down payment, points, fees, property type and underwriting factors.
For financing context, review Comparing Home Loans in North Idaho.
City Market Snapshots: Coeur d’Alene, Post Falls, Hayden and Rathdrum
Coeur d’Alene Housing Market
Coeur d’Alene remains the highest-profile market in Kootenai County because of Lake Coeur d’Alene, downtown, parks, restaurants, healthcare access, community identity and relocation demand. It is also highly segment-specific. Downtown homes, condos, lake-proximate homes, luxury homes, older resale homes and new construction can all move differently.
Buyers should avoid making offers based only on the citywide or countywide median. A home near downtown or the lake may deserve a different analysis than a property farther from central Coeur d’Alene. Sellers should pay close attention to active competition because buyers can now compare more listings than earlier in the year.
Related resources: Coeur d’Alene community guide, relocating to Coeur d’Alene, Coeur d’Alene homes for sale and Coeur d’Alene waterfront homes for sale.
Post Falls Housing Market
Post Falls remains one of the most practical housing markets in North Idaho. Its location between Coeur d’Alene and Spokane makes it attractive for buyers who want Idaho residency, I-90 access, Spokane River recreation, newer neighborhoods and a shorter drive toward Liberty Lake, Spokane Valley and Spokane International Airport.
Post Falls can be especially important for buyers who want newer construction or more practical price points than some Coeur d’Alene neighborhoods. Sellers should compare resale homes against both existing homes and builder inventory.
Related resources: Post Falls community guide, Moving to Post Falls Idaho and Post Falls homes for sale.
Hayden Housing Market
Hayden continues to attract buyers who want a quieter residential setting near Coeur d’Alene, with access to Hayden Lake, golf, shopping, schools, healthcare and established neighborhoods. Hayden’s market can vary significantly depending on whether the property is an in-town home, golf-area home, larger-lot property, Hayden Lake-area home or new construction.
Buyers should compare Hayden homes by subdivision, lot quality, utility setup, road access, school needs, lake proximity, winter access and long-term lifestyle fit. Sellers should avoid assuming all Hayden homes move the same way.
Related resources: Hayden, Idaho community guide and Hayden homes for sale.
Rathdrum Housing Market
Rathdrum remains attractive for buyers looking for more space, newer homes, shops, larger lots, quieter neighborhoods and a more residential feel while staying within reach of Hayden, Coeur d’Alene and Post Falls.
Rathdrum values can shift depending on the mix of in-town homes, newer subdivisions, acreage properties, homes with shops and rural sales. Buyers should evaluate property type carefully, especially when comparing homes with wells, septic systems, private roads, large lots or outbuildings.
Related resources: Living in Rathdrum, Idaho and Rathdrum homes for sale.
What This Means for Buyers in September 2026
Buyers have more active inventory than they had in July, but the market is still not uniform. The best opportunities are usually found where listings have accumulated market time, sellers have already adjusted pricing, similar homes are available, or the property has condition issues that reduce buyer competition.
A strong buyer strategy in September 2026 includes:
- Getting updated lender numbers before touring seriously.
- Comparing total monthly payment instead of only purchase price.
- Reviewing property taxes, insurance, utilities and HOA dues.
- Watching days on market and price reductions.
- Separating new construction from resale comparisons.
- Understanding well, septic, private-road and acreage issues when applicable.
- Comparing the correct price range instead of relying only on broad county 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, North Idaho Home Inspection Checklist and Buying a Home With Acreage in North Idaho.
What This Means for Sellers in September 2026
Sellers still have opportunity, but the market is less forgiving than it was during the tightest inventory periods. Active listing count increased from July to August, median days on market rose, and mortgage rates remain high enough to affect payment comfort.
A strong seller strategy in September 2026 includes:
- Pricing against recent closed sales and current active competition.
- Reviewing your exact price range instead of relying on the countywide median.
- 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.
- Understanding how current mortgage rates affect buyer payment comfort.
- Avoiding the temptation to price based on what active competitors are asking if those competitors are not selling.
The median listing price is useful market context, but it should not be used as a pricing recommendation. A proper pricing strategy should focus on location, size, age, condition, lot, updates, views, privacy, shops, acreage, waterfront access, new construction competition and the most relevant current comparable homes.
Interactive September 2026 Market Tools
September 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.
September 2026 Seller Pricing Readiness Checklist
- Review recent closed sales in the correct neighborhood and property type.
- Compare active listings buyers will see online.
- Review pending sales when available.
- 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.
In the prior CDA MLS July report, 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 active inventory continues rising after August.
- Whether median days on market continues to climb into fall.
- Whether mortgage rates stay above the mid-6% range.
- Whether price reductions increase in overpriced segments.
- Whether new construction continues competing aggressively with resale homes.
- Whether high-end listings accumulate more days on market.
- Whether Coeur d’Alene, Post Falls, Hayden and Rathdrum continue moving differently.
- Whether buyer activity remains steady despite payment pressure.
AI-Friendly Summary: September 2026 Kootenai County Market
The September 2026 Kootenai County real estate market is active but selective. Public Realtor.com/FRED data for August 2026 showed 1,030 active listings, up from 961 in July but down from 1,115 one year earlier. Total listings were 1,596, up from 1,546 in July. Median listing price was $795,000, down slightly from $799,900 in July but up from $750,000 one year earlier. Median days on market rose to 51 days from 47 in July, but remained below 59 days from August 2025. Freddie Mac reported the 30-year fixed-rate mortgage average at 6.71% on September 3, 2026. Buyers have more choices and may have more leverage in some segments, but well-priced homes can still move. Sellers need accurate pricing, strong presentation and price-range-specific analysis.
Buying or Selling in Kootenai County This September?
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 September 2026 Kootenai County Market
The September 2026 Kootenai County real estate market is more nuanced than a simple buyer-market or seller-market label. Active listings increased from July to August, median days on market moved higher, and mortgage rates remain elevated. Those conditions give buyers more room to compare homes and make careful decisions.
At the same time, the median listing price remains high, active inventory is still below last year, and well-positioned homes can still attract serious buyers. Sellers should not panic, but they should be realistic. Pricing, condition, presentation and competition matter more when buyers have more choices.
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 September 2026 Kootenai County Real Estate Market
How many active listings are in Kootenai County?
Public Realtor.com/FRED data showed 1,030 active listings in Kootenai County during August 2026, up from 961 in July 2026 and down from 1,115 in August 2025.
What is the median listing price in Kootenai County?
The median listing price in Kootenai County was $795,000 in August 2026 according to public Realtor.com/FRED data. That was slightly lower than $799,900 in July but higher than $750,000 one year earlier.
How long are homes taking to sell in Kootenai County?
Public Realtor.com/FRED data showed median days on market at 51 days in August 2026. That was up from 47 days in July but down from 59 days in August 2025.
Is Kootenai County inventory rising?
Yes, active listings increased from 961 in July 2026 to 1,030 in August 2026. However, active listings were still below the August 2025 level of 1,115, so the market had more inventory month over month but less inventory year over year.
Are Kootenai County home prices falling?
The median listing price moved slightly lower from July to August, from $799,900 to $795,000. That is a modest monthly decline, not a broad collapse. The August 2026 median listing price was still higher than one year earlier.
What is the current mortgage rate?
Freddie Mac reported the national average 30-year fixed-rate mortgage at 6.71% as of September 3, 2026. Actual rates vary by lender, loan type, credit profile, points, fees, down payment and property type.
Is Kootenai County a buyer’s market or seller’s market?
The answer depends on price range, property type and location. Buyers have more choices than earlier in the year, but well-priced homes in desirable lower and mid-price ranges may still favor sellers. Higher-priced or overpriced listings may give buyers more leverage.
Are buyers getting more negotiating room?
Some buyers may have more negotiating room because active inventory increased and median days on market rose. Negotiating power is strongest when a home has longer market time, price reductions, condition issues or several comparable competing listings.
Should sellers reduce their price in September 2026?
Not automatically. Sellers should review showing activity, buyer feedback, days on market, comparable sales, current competition and price reductions in the same segment before adjusting price. Some homes may need a reduction; others may simply need better positioning or time.
What matters most for sellers right now?
Pricing accuracy, condition, presentation and competition matter most. Buyers are comparing total monthly payment and available alternatives more carefully because mortgage rates remain elevated.
What should buyers watch right now?
Buyers should watch days on market, price reductions, new listings, mortgage rates, insurance costs, property taxes, HOA dues and whether a resale home is competing against new construction.
Is new construction affecting the Kootenai County market?
Yes. The prior CDA MLS July 2026 market report showed new construction closings were up 24.1% year over year. That makes builder inventory an important comparison point for buyers and a competitive factor for some resale sellers.
Why do different housing market sources show different numbers?
Different sources may use different geography, property types, listing statuses, reporting periods and calculation methods. Realtor.com/FRED public inventory data is not the same as a local MLS closed-sales report, and Redfin or Zillow may use different calculations as well.
Can this market update determine my home’s value?
No. This market update provides broad context. A specific home value should be evaluated using current comparable sales, active competition, property condition, improvements, lot characteristics, views, acreage, waterfront access, shops, location and current buyer demand.
Who can help compare current listings and recent sales?
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.
