After the fireworks fade and the last vacationers head home, North Idaho’s real‑estate market takes a breath. Buyers who were sprinting all summer suddenly have time to think, and inventory that flew off the MLS in July lingers a little longer in September. Whether you’re still on the hunt or you’ve been waiting for the chaos to calm, this post‑summer window can be a strategic moment to make your move. Here’s what the data – and local boots‑on‑the‑ground experience – tells us about the September market pulse in Coeur d’Alene, Post Falls and the rest of Kootenai County.

Days on Market: From Sizzle to Simmer

One of the easiest ways to measure market temperature is days on market (DOM) – how long it takes a home to go from “For Sale” to pending. At the height of the pandemic frenzy, many homes lasted mere days. That urgency is fading.

In September 2024, homes in Coeur d’Alene averaged 25 days on market. A year later, by July 2025, the median DOM in Kootenai County had climbed to 57 day. Realtor.com even labels Kootenai County a buyer’s market in July, noting that supply exceeds demand and that the trend for DOM is up compared to the previous month and year realtor.com. Statewide, Redfin’s data shows an average of 39 days on market for Idaho in July 2025, up three days year over year.

What does this mean for you? As summer fades, sellers can’t assume their home will be snapped up in a weekend. Buyers gain breathing room to tour properties and negotiate without competing against a dozen other offers. However, desirable homes priced correctly still move quickly – so stay pre‑approved and ready to act if “the one” hits the market.

Inventory and Months of Supply: More Choices, More Leverage

The volume of available homes influences negotiating power. Last September, Coeur d’Alene had 4.41 months of supply – not quite a buyer’s market and not quite a seller’s market. By July 2025, Realtor.com data shows 1,170 active residential listings in Kootenai County, up 6% from a year earlier and nearly 3% from July. Inventory in Coeur d’Alene alone increased 18.55% year over year.

For buyers, more inventory means more options and slightly less urgency. For sellers, it underscores the importance of strategic pricing and presentation. A fresh coat of paint and a price aligned with current comparables will set your home apart when buyers have multiple properties to consider.

Price Reductions and Negotiation Power

No stat screams “market shift” louder than the percentage of homes with price drops. Redfin’s statewide data shows that 39.2% of Idaho listings experienced price reductions in July 2025, up 4.7 percentage points from the year before. That’s nearly four out of ten sellers adjusting expectations to meet the market. Meanwhile, the sale‑to‑list price ratio sits at 98.9% for Idaho, meaning most homes are selling slightly under asking.

At the more granular level, Coeur d’Alene’s list‑to‑sold price ratio was 96.5% last September, indicating that buyers were negotiating about 3.5% off list price. Even in a busy month like July 2025, only 13.6% of Idaho homes sold above list price, signalling that bidding wars are now the exception rather than the rule.

For buyers, September can offer real leverage. Sellers who overshot the summer market are more open to concessions, and listing agents may recommend price drops when a home sits past Labor Day. If you’re financing, pair your offer with strong terms – like flexible closing dates or a higher earnest‑money deposit – to stand out without overpaying. If you’re paying cash, remember that a motivated seller might take hundreds of dollars per month less than their original asking price if it means closing before winter.

For sellers, this doesn’t mean you’re doomed – but it does mean you need to price realistically and be ready for give‑and‑take. A home listed at $525,000 that hasn’t had an offer after 30–40 showings may need a modest price cut to find the right buyer. Adding credits for closing costs or home warranties can sweeten the deal without slashing your price.

Median Prices: Holding Steady (For Now)

Despite the uptick in inventory and softer demand, prices in North Idaho are holding surprisingly firm. In September 2024, the median sold price in Coeur d’Alene was $585,000. The median listing price in Kootenai County reached $729,900 in July 2025realtor.com, while the median sold price stood at $513,000. Statewide, Idaho’s median sale price in July 2025 was $491,200.

These numbers indicate that sellers aren’t desperate; they’re simply adjusting to a more balanced market. Mortgage rates hovering above 6% have tempered demand, but North Idaho’s desirability and limited land supply continue to support values. Bill Buley’s September 2024 report in the Coeur d’Alene Press noted that the median price of a single‑family home in Kootenai County was $527,860 in August, up slightly from a year prior. In Shoshone County, by contrast, the median price fell nearly 8% year‑over‑year – underscoring how micro‑markets can diverge even within the same region.

Buyer Mindset: ‘Wait and See’ vs. Opportunity

With mortgage rates near 6.4%, some buyers are taking a “wait and see” approach, hoping for rate drops or post‑election clarity. Windermere/Coeur d’Alene Realty managing broker Jennifer Smock told the CDA Press that many buyers are wondering what interest rates and elections will do. This cautious mindset contributes to longer DOM and price reductions – but it also creates opportunity for decisive buyers.

If you’re relocating from a high‑priced market (looking at you, Seattle and California), the post‑summer dip could be your sweet spot. According to Redfin, Rathdrum, Hayden, Coeur d’Alene and Post Falls are among Idaho’s fastest‑growing sales‑price metros, yet they’re still affordable compared to many West Coast cities. Watching list prices drop and DOM creep up gives you room to negotiate without facing the bidding wars of early summer.

For locals who already own a home, consider using September to move up or downsize. If you’re moving from a starter home in Post Falls to acreage in Athol or Spirit Lake, your increased equity can offset slightly higher mortgage rates. If you’re downsizing from Hayden Lake to a lock‑and‑leave condo, there may be motivated sellers who’ll consider contingencies.

Tips for Buyers and Sellers in the Post‑Summer Market

For buyers:

• Get pre‑approved now. Even with longer DOM, the best‑priced homes still move quickly. Pre‑approval lets you jump when the right opportunity appears.
  
  
• Track price reductions. Set alerts for homes that sit on the market and watch for price drops. Agents at North Idaho Experience can help you spot these opportunities.
  
  
• Negotiate with confidence. Use inspection findings, appraisal gaps, or slower market momentum to justify concessions. Aim for credits toward closing costs rather than asking for major price drops on fairly priced homes.
  
  

For sellers:

• Price it right from day one. Overpricing can lead to stagnation and the dreaded price‑drop spiral. A competitive price based on recent comps will attract the most serious buyers.
  
  
• Stage for fall. Clean up landscaping, add seasonal decor, and ensure your home feels warm and welcoming as temperatures cool. Buyers love a cozy vibe.
  
  
• Be flexible. Whether it’s offering a rate buy‑down credit or accommodating a buyer’s closing timeline, a little flexibility can be the difference between sold by October or sitting until spring.
  
  

The Bottom Line

September marks the transition from frenzied summer selling to a more contemplative fall market. In North Idaho, days on market are rising, inventory is up, and nearly four in ten homes are dropping prices. Yet values remain strong, and the region continues to attract buyers from across the country. For savvy shoppers, the post‑summer dip can be a golden window to negotiate the right home at a fair price. For sellers, understanding the shift and pricing strategically will keep your property from lingering while others move on.

As former first responders and longtime North Idaho residents, the North Idaho Experience team loves helping families navigate these nuances. Whether you’re hunting for that perfect larch‑view backyard or preparing to list before winter, reach out for candid advice tailored to your timeline. September doesn’t have to be sleepy – it can be your smartest move yet.