As North Idaho settles into its winter rhythm, November 2025 market data reveals unexpected resilience. While active inventory declined to 886 homes (down from 1,007 in October), the median sale price held at $549,000—just $1,500 above October’s $547,500. This stability heading into year-end defies the traditional seasonal softening many anticipated.
TL;DR:
November’s market defied seasonal expectations — median price held steady at $549K while inventory dropped 12% to 886 homes. Translation: fewer listings + fewer but more serious buyers = stable conditions where well-priced homes are still moving. Winter isn’t a buyer’s market or a seller’s market — it’s a motivated parties market.
Key Metrics (November 2025)
| Metric | November 2025 | October 2025 | Change |
| Median Sale Price | $549,000 | $547,500 | ↑ +0.3% |
| Active Listings | 886 | 1,007 | ↓ -12.0% |
| Days on Market | 92 days | ~90 days | → Stable |
| YTD Homes Sold | 2,307 | 2,128 | ↑ +179 |
What These Numbers Actually Mean
Price Stability Through Seasonal Transition
The $1,500 month-over-month increase (0.3%) in median sale price is remarkable for November. Historically, prices often soften during the holiday season as buyer urgency wanes and inventory typically grows. Instead, Kootenai County’s market demonstrated resilience with prices holding near October levels. This suggests that well-priced homes continue finding buyers despite the seasonal slowdown.
Active Inventory Contracts Seasonally
The 12% drop in active listings (1,007→886) represents classic winter contraction as many sellers delay listing until spring. This supply constraint creates an environment where buyers have fewer choices while sellers face reduced competition for buyer attention. With 92 days on market (essentially stable from October), properties priced accurately are still moving, though the pace remains measured compared to the frenetic 2021-2022 period.
Transaction Volume Remains Healthy
With 179 additional closings in November (YTD total reaching 2,307), the market continues processing transactions despite seasonal headwinds. This steady activity indicates that motivated buyers and sellers are still finding each other and completing deals, even as casual browsers exit the market for the holidays.
Understanding Winter Market Dynamics
Why December is Different
November through February consistently represent North Idaho’s quietest real estate months—but “quiet” doesn’t mean “dead.” Here’s what’s actually happening beneath the surface:
Active Inventory Naturally Contracts
Most sellers prefer listing when weather showcases property landscaping, families aren’t disrupted by holidays, and spring buying activity creates maximum competition. This creates a self-fulfilling prophecy: reduced supply makes remaining listings stand out more prominently to serious buyers. With active inventory dropping to 886 homes—well below the 1,200+ listings we saw in summer months—each property commands disproportionate attention from the buyers who remain active.
Buyer Composition Shifts Toward Urgency
Summer browsers disappear. Based on my experience working with winter buyers over 15+ years in North Idaho, December shoppers typically include:
- Job Relocators: Starting new positions in January-March, must secure housing now
- Serious Local Move-Up/Down Buyers: Trading properties with specific needs, less impacted by seasonal considerations
- Investors: Seeking opportunities to renovate over winter for spring rental market
- Returning West Coast Relocators: Already visited in summer, returning to close after making decisions
These buyers share one critical trait: urgency. They’re not casually browsing—they’re ready to transact. This explains why median prices remain stable despite significantly fewer total transactions occurring.
Strategic Insights for Buyers
Reality Check: This Isn’t a Buyer’s Market (Yet)
November’s data reveals an important truth: winter doesn’t automatically mean buyer leverage. Stable median prices at $549,000 show sellers maintaining reasonable expectations. However, strategic advantages still exist:
Advantage #1: Selection Without Competition Chaos
While you have fewer homes to choose from (886 active listings versus 1,200+ during peak summer months), you’re also competing with substantially fewer buyers. This means no more multiple-offer bidding wars on every decent property. If you find the right home, you can make a strong, clean offer and likely secure it without escalation clauses or waived contingencies that were common during peak season.
Advantage #2: Negotiating Terms Becomes Possible
While median prices remain firm at $549,000, winter buyers often find greater flexibility in transaction terms:
- Closing cost negotiations may be more favorable than during peak season
- Extended inspection periods are more commonly accepted
- Flexible closing dates to accommodate your timeline
- Included appliances/furnishings that sellers don’t want to move
- Repair credits may be negotiable instead of requiring fixes before closing
Example from recent transactions: Spring buyers often competed on price alone. Winter buyers on $550,000 homes have successfully negotiated closing cost contributions, extended due diligence periods, and seller-paid home warranties—creating meaningful value beyond purchase price.
Advantage #3: Time for Proper Due Diligence
Remember summer 2021’s 24-hour inspection contingencies? December eliminates that pressure. You can:
- Schedule thorough inspections without time pressure
- Research neighborhoods and schools at your own pace
- Meet potential neighbors and assess community fit
- Sleep on decisions rather than making impulse offers
- Ensure financing is perfectly structured
The hidden value: Buying a home you’ve thoroughly vetted beats buying the home you had to rush on. With the average days on market at 92 days, properties aren’t vanishing overnight—giving you time to make informed decisions.
Your December Buyer Action Plan
- Get pre-approved (not pre-qualified) — With limited inventory, full underwritten approval positions you as a serious buyer
- Define must-haves vs. nice-to-haves — With 886 active listings, clarity prevents analysis paralysis
- Tour available properties promptly — Calibrate expectations early in your search
- Make strong offers on right homes — Stable median prices mean competitive offers win
- Consider January/February closings — Sellers often appreciate flexibility in timing
Strategic Insights for Sellers
The Winter Seller Opportunity: Less Competition, Serious Buyers
November’s data reveals favorable conditions for motivated sellers. With 12% fewer competing listings and median prices holding at $549,000, properly positioned properties are finding buyers despite the season.
Three Seller Types Who Should List in December
Type 1: The Motivated Mover
You’re relocating for work, downsizing, or have timing considerations. Your advantages: buyers understand your motivation (straightforward negotiation), less competition from other sellers (886 vs 1,200+ listings in summer), serious buyers only, potential to close efficiently if needed.
Type 2: The Strategic Positioner
You don’t need to sell immediately but want to be positioned ahead of spring competition. List in late December to appear in new year searches when buyer enthusiasm typically increases, avoid the March-April listing surge when competition intensifies, and capture relocated buyers arriving for January job starts.
Type 3: The Luxury Seller
High-end properties ($750K+) experience less seasonal volatility. These homes typically take longer to sell regardless of season, winter showcases dramatic mountain views and cozy interiors effectively, and you face less competition at higher price points.
Critical Success Factors for Winter Listings
Factor #1: Market-Based Pricing
With median prices stable at $549,000, your initial pricing must align with recent comparable sales. Price based on actual market activity—not aspirational spring pricing. The 92-day average time on market indicates that overpriced homes sit, while accurately priced properties continue moving.
Factor #2: Superior Winter Presentation
Your home must photograph and show exceptionally well in winter conditions:
- Exterior: Cleared driveways/walkways before every showing, tasteful holiday lights showing home is well-maintained, visible landscaping features
- Interior: Stage toward cozy not cluttered, fireplace operational and staged, warm lighting throughout, comfortable temperature for showings
- Photography: Professional winter photography highlighting cozy features (fireplaces, heated floors, insulated spaces, mountain views)
Factor #3: Maximum Flexibility
December buyers work around jobs and family obligations. Rigid showing windows reduce your buyer pool. Accommodate evening showings, weekend availability is essential, and maintain show-ready condition consistently.
Looking Ahead: 2026 Market Expectations
Q1 2026 Expectations (January-March)
Based on historical patterns and current market fundamentals, here’s what we anticipate for early 2026:
| Month | Expected Activity Pattern | Buyer Strategy | Seller Strategy |
|---|---|---|---|
| January | Activity typically increases from December lows | Act before competition intensifies | List early for new year buyer surge |
| February | Strategic sweet spot—serious buyers, manageable inventory | Good pricing before spring rush | Negotiate with motivated buyers |
| March | Spring preview—listing activity typically surges | Competition returns, expect faster pace | Peak attention but increased competition |
Full Year 2026 Outlook
Factors Supporting Continued Stability:
- In-Migration Continues: Idaho has been one of the fastest-growing states from 2020-2024, with net migration accounting for approximately 80% of Idaho’s population growth in 2024 according to Idaho Department of Labor data. West Coast relocations remain a significant driver.
- Limited New Construction: New housing starts haven’t kept pace with population growth—existing home market will remain competitive
- Employment Growth: Kootenai County continues adding jobs across healthcare, technology, manufacturing, and service sectors according to Idaho Labor Market Information
- Quality of Life Premium: North Idaho’s lifestyle advantages (recreation access, safety, community) continue attracting buyers
Potential Headwinds to Monitor:
- Affordability Constraints: Median prices at $549,000 create challenges for local wage earners, potentially limiting the first-time buyer pool
- Insurance Cost Pressures: Wildfire risk continues to be a factor in insurance availability and pricing for some properties, with some reports indicating premium increases in affected areas
- Infrastructure Adaptation: School capacity, traffic infrastructure, and services continue adapting to rapid growth
- Interest Rate Environment: Mortgage rates in the 6-7% range continue influencing buyer purchasing power and affordability calculations
Overall Assessment: We expect continued moderate, sustainable growth in 2026 rather than dramatic price swings. Active inventory will likely remain below pre-pandemic levels, creating balanced market conditions where neither buyers nor sellers hold overwhelming advantage. Strategic timing and accurate pricing will matter more than ever.
Your December Action Plan
The winter market isn’t for everyone. But if you’re a buyer ready to transact now, a seller with genuine motivation, or an investor seeking opportunities, December 2025 presents advantages not available during peak season.
- Request a custom market analysis — I can show how your property (or target property) compares to recent sales in your specific area
- Review your pricing strategy — Ensure alignment with current market conditions, not outdated comparables
- Verify financing readiness — I can connect you with trusted lenders experienced in North Idaho transactions
- Monitor micro-market trends — Neighborhood-level trends often diverge from county-wide averages
Ready to turn November’s market data into your December strategy? Contact me for a personalized market consultation tailored to your specific situation.
About the Data: Market statistics sourced from Coeur d’Alene Regional REALTORS®, November 2025 single-family residential sales data as reported December 3, 2025. Analysis and interpretation reflect local market expertise and trends observed across 15+ years serving North Idaho’s real estate community. Individual results vary based on property condition, location, pricing strategy, and market timing. This analysis is intended for informational purposes and should not be construed as specific investment or financial advice.
Equal Housing Opportunity | REALTOR® is a registered trademark identifying real estate professionals who are members of the National Association of REALTORS® and subscribe to its strict Code of Ethics.
Published December 2025 by Erika Solberg, REALTOR® | The Agency Coeur d’Alene
