Market NewsReal Estate Trends May 3, 2022

Q1 2022 Idaho Real Estate Market Update

The following analysis of select counties of the Idaho real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere Real Estate agent.

Regional Economic Overview

Employment in Idaho rose 3.2% over the past 12 months and the latest data shows the number of jobs is 38,300 higher than the pre-pandemic peak. This is particularly notable as there are only nine other states that have exceeded their pre-Covid employment levels. The state unemployment rate was only 2.7%, down from 3.1% at the end of 2021, and lower than the March 2021 rate of 3.9%. There was a very modest decline in total employment between February and March of this year, but I do not see this as being an issue. The labor force continues to grow, and my current forecast calls for employment to rise 3% in 2022.

Idaho Home Sales

❱ In the first quarter of 2022, 5,183 homes sold, representing an increase of 4.2% compared to a year ago but 24.7% lower than in the fourth quarter of 2021.

❱ Quarter over quarter, sales fell in every county covered by this report.

❱ Sales fell in all the northern counties contained in this report compared to a year ago, but this was offset by rising sales in more than half of the counties in Southern Idaho.

❱ Pending sales were 2.7% lower than in the fourth quarter of 2021, but this is more than likely a function of inventory levels, which were down 28.4% from the last quarter. Supply is still very tight.

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Market NewsReal Estate Trends April 26, 2022

On the Fence of Whether or Not To Move This Spring? Consider This.

If you’re thinking of selling your house, it may be because you’ve heard prices are rising, listings are going fast, and sellers are getting multiple offers on their homes. But why are conditions so good for sellers today? And what can you expect when you move? To help answer both of those questions, let’s turn to the data.

Today, there are far more buyers looking for homes than sellers listing their houses. Here are the maps of the latest buyer and seller traffic from the National Association of Realtors (NAR) to help paint the picture of what this looks like:

Notice how much darker the blues are on the left. This shows buyer traffic is strong today. In contrast, the much lighter blues on the right indicate weak or very weak seller traffic. In a nutshell, the demand for homes is significantly greater than what’s available to purchase.

What That Means for You

You have an incredible advantage when you sell your house under these conditions. Since buyer demand is so high at a time when seller traffic is so low, there’s a good chance buyers will be competing for your house.

According to NAR, in February, the average home sold got 4.8 offers. When buyers have to compete with one another like this, they’ll do everything they can to make their offer stand out. This could play to your favor and mean you’ll see things like waived contingencies, offers over asking price, earnest money deposits, and more. Selling when demand is high and supply is low sets you up for a big win.

If you’re also looking to buy a house, you may be tempted to focus more on just the seller traffic map and wonder if it means you’ll have trouble finding your next home. But remember this: perspective is key. As Danielle Hale, Chief Economist at, says:

“The limited number of homes for sale is a lesson in perspective. This same stat that frustrates would-be homebuyers also means that today’s home sellers enjoy more limited competition than last year’s home sellers.”

If you look at the big picture, the opportunity you have as a seller today is unprecedented. Last year was a hot sellers’ market. This year, inventory is even lower, and that means an even bigger opportunity for you. Even though finding your next home in a market with low inventory can be challenging, is that concern worth passing on some of the best conditions sellers have ever seen?

As added peace of mind, remember real estate professionals have been juggling this imbalance of supply and demand for nearly two years, and they know how to help both buyers and sellers find success when they move. A skilled agent can help you capitalize on the great opportunity you have as a seller today and guide you through the buying process until you find the perfect place to call your next home.

Bottom Line

If you’re ready to move, you have an incredible opportunity in front of you today. Trust the experts. Let’s connect so you have expertise on your side that can help you win when you sell and when you buy.


Courtesy of Keeping Current Matters

EventsMarket News January 25, 2022

2022 Economic & Housing Forecast

Market NewsReal Estate Trends November 3, 2021

Q3 2021 Idaho Real Estate Market Update

The following analysis of select counties of the Idaho real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere Real Estate agent.


On top of having recovered all the jobs lost to COVID-19 by the end of 2020—a remarkable feat in itself—the Idaho economy continues to strengthen. Current employment levels are up by 15,400 jobs from the pre-pandemic peak. With the labor market continuing to expand, the unemployment rate was 2.9% in August (the most recent data available). Equally impressive was that the rate dropped even as the labor force grew—no easy task. New COVID-19 cases remain higher than I would like, but this does not appear to have impacted the state’s economy to any significant degree given the robust employment picture. As we move, hopefully, toward a time when the impacts of the pandemic wane further, I see nothing but an upward trajectory for the state’s economy.


❱ In the third quarter, 7,354 existing homes sold, representing a drop of 19.9% from a year ago. However, given that the country was experiencing a massive housing rebound following the outbreak of COVID-19, any comparison with data from 12 months ago is not very informative. More useful is that sales rose 22.1% compared to the second quarter of 2021.

❱ As mentioned, comparing current data to a year ago does not provide an accurate picture, but comparing it with the second quarter data shows sales higher across the board. Sales were up by double digits in every county covered by this report.

❱ Year-over-year sales improved in Shoshone County in Northern Idaho. Sales also rose in Gem County in the southern part of the state.

❱ Pending sales rose 16.5% from the second quarter of 2021, suggesting that closed sales in the final quarter of the year are also likely to show improvement from current levels. This is also supported by the fact that listing inventory has risen almost 36%. I predict more listings will lead to more sales.

A bar graph showing the annual change in home sales in various counties in North and South Idaho during the third quarter of 2021.


A map showing the real estate market percentage changes in various counties in Idaho during the third quarter of 2021.

❱ The average home price in the region rose 30.9% year over year to $603,066. Prices were also up 8% compared to the second quarter of this year.

❱ Compared to the previous quarter, home prices were up 8.9% in both the northern and southern counties in this report. Sizable gains were seen in Shoshone County (+33.7%) and Bonner County (+22.7%) in the north, and Valley County (+22.6%) and Blaine County (+17.2%) in the south.

❱ Prices rose by double-digits across the board. Sale prices were up 37% in the North Idaho counties covered by this report, and up 27.7% in the southern counties.

❱ With far more buyers than sellers, home prices continue their upward march. As prices are rising at a far faster pace than wages, this cannot continue indefinitely. I expect to see the pace of appreciation start to slow, but probably not until next year.

A bar graph showing the annual change in home sale prices for various counties in North and South Idaho during the third quarter of 2021.


❱ It took an average of 72 days to sell a home in Northern Idaho, and 31 days in the southern part of the state.

❱ The average number of days it took to sell a home in the region dropped 23 days compared to the third quarter of 2020 but rose 2 days compared to the second quarter of this year.

❱ In Northern Idaho, days on market dropped in all counties versus a year ago but rose in all counties compared to the second quarter of this year. Market time in Southern Idaho was also lower than a year ago, but it was up from the prior quarter in Valley, Gem, and Blaine counties.

❱ Homes sold the fastest in Ada and Canyon counties in the southern part of the state. Sales were again fastest in Shoshone County in the northern part of the state.

A bar graph showing the average days on market for homes in various counties in North and South Idaho during the third quarter of 2021.


A speedometer graph indicating a seller's market in Idaho during the third quarter of 2021.

This speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.

Idaho’s economy appears to be powering forward and job recovery is well ahead of almost every other state. The result is clearly an increasing number of buyers who feel comfortable buying a new home, even given the dramatic price growth of late.

That said, the only factors favoring buyers right now are that there are significantly more homes to choose from and mortgage rates remain very low by historic standards. All other factors support sellers more than buyers. As such, I am moving the needle a little more in their favor, even as affordability concerns continue to rise.


Matthew Gardner - Chief Economist for Windermere Real Estate

As Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.

In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.

Market NewsReal Estate Trends February 2, 2021

Q4 2020 Idaho Real Estate Market Update


by Matthew Gardner

The following analysis of select counties of the Idaho real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere agent.


Along with the rest of the country, the Idaho economy and its employment levels were significantly impacted by COVID-19. Though 83,100 jobs were lost, the recovery continues, with all but 3,400 of the jobs lost having returned. With this recovery in employment, the unemployment rate, which peaked at 11.8% in April, now stands at a respectable 4.8%. Although the direction is very positive, I am continuing to temper my enthusiasm because Idaho saw new COVID-19 cases rise in December. If this continues, the pace of the job recovery may slow.


❱ During the final quarter of 2020, 7,282 homes were sold. This represents a very significant year-over-year increase of 19.4%.

❱ In the southern markets, sales also rose in all counties. Blaine County saw a remarkable increase: the number of transactions there was up 88%. Double-digit growth was seen in all counties other than Payette.

❱ Year-over-year sales growth was positive in all the Northern Idaho counties contained in this report. Boundary County saw significant growth. Overall, the region saw double-digit growth.

❱ Pending sales slowed compared to the third quarter, but I attribute this to seasonality. Listing activity was 50% lower than in the fourth quarter of 2019, which certainly frustrated would-be buyers.


❱The average home price in the region rose a very significant 29% year-over-year to $496,679.

❱ In Northern Idaho, prices rose significantly in Kootenai County, but all counties saw double-digit gains. Southern Idaho price growth was equally impressive, with Blaine County standing out with an average home sale price over $1.2 million.

❱ Prices rose in all Northern and Southern Idaho counties covered by this report.

❱ As mentioned above, inventory levels remain an issue. As much as I would like to say they will increase early in the spring, I am afraid that may not be the case.


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Market NewsReal Estate Trends January 11, 2021

Incorporate Pantone’s Color of 2021 Into Your Home

by Sandy Dodge

For the second time ever, Pantone’s Color of the Year is actually two colors: Ultimate Gray and Illuminating Yellow. Ultimate Gray is emblematic of natural elements that stand the test of time, while Illuminating Yellow is a cheerful sunshine yellow, symbolizing energy and clarity.

Here are some ways you can harness this color harmony in your home.


Brighten Your Bedroom

With a foundation of Ultimate Gray, Illuminating yellow will brighten your bedroom, livening up the space and radiating positivity. Mix and match different furniture and accent wall combinations to get the right balance of sunny yellow and solid gray.








Refresh Your Home Office

Home offices have become more important than ever. As working from home continues in 2021, your remote workspace is the perfect location to add in Pantone’s Color of the Year. We all could use some added stimulation to keep our workdays going smoothly and productively. Use Illuminating to add some colorful accents or to paint your wall, balance it out with some Ultimate Gray, and let the positivity fill your home office. A modern home office with a yellow wall.





Accents In Your Living Room

Pantone’s Illuminating is a perfect accent color for your home. Incorporate this energetic sunshine yellow in your living room in the form of decorative throw pillows, blankets, and accent décor pieces like vases and curtains. Ultimate Gray is a perfect color for large furniture items and will help to balance out the tone of your living room. It provides a neutral backdrop, which gives you the freedom to decorate brightly.



Make A Statement With Your Front Door

Your front entrance plays a significant role in the first impressions of your home. What better way to use Pantone’s striking yellow than a front door makeover? Illuminating yellow presents an opportunity to bring a little sunshine to your family and guests every time they approach. Ultimate Gray as both a wall color and an accent color will help to solidify your new, strikingly optimistic front door. Accent pieces like house numbers, your mailbox, and plant pots will help create harmony between the two colors. A yellow front door against a gray wall.

Read more about this year’s color trends and how you can incorporate them into your home here: 2021 Paint Color Trends

EventsMarket NewsReal Estate Trends December 21, 2020

Giving locally in 2020

2020 is a year like no other we have seen in our lifetime. It presented a unique set of challenges for many and it is not lost on any of us at Windermere Powerhouse Group that our industry is thriving locally. We realized we were given a gift this year. We were reminded of what is truly important… family, friends, health and home. It was an opportunity to appreciate little things we took for granted. Our community is special and we wanted to do all we could to make sure that we were helping others who were in less fortunate circumstances.  

Windermere Powerhouse Group staff, agents and their clients got creative in figuring out ways to help. We hosted a Drive Thru Donation day for the Boise Rescue Mission, donated money to The Idaho Foodbank and helped seven families through Faces of Hope have a special Christmas. We all have time, talent or money to donate and strive to live that motto. 


We look forward to continuing and doing even more in 2021. We are grateful we have the resources to help others and appreciate the community that serves us. If you are interested in helping any of these local organizations, they are all linked above. 

Happy Holidays and Cheers to 2021.


Did you know?

For the past 30 years a portion of every Windermere agent’s commission has been donated to the Windermere Foundation. Having 100% participation gives us a common purpose and sends a powerful message about our commitment to the community. Housing is our business, so helping homeless families is a natural fit. We later expanded that to include low-income families, with an emphasis on helping children.

Market NewsReal Estate Trends July 30, 2020

Idaho Real Estate Market Update

The following analysis of select counties of the Idaho real estate market is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere Powerhouse Group agent at 208-920-5966.



It appears as if the significant COVID-19-induced contraction in employment Idaho experienced earlier this year is behind us (at least for now). Statewide employment declined modestly in March, but April was the real shock, with the loss of more than 78,000 jobs in the month, a decline of 10.2%. However, the economy appears to have turned around remarkably quickly, with a solid increase of 24,300 jobs in May. Idaho did see COVID-19 cases rise significantly in June, but the latest data appears to suggest that the trend has started to reverse. If this continues, I am hopeful more of the jobs lost will return.



  • During the second quarter of 2020, 6,264 homes were sold, a drop of 10.6% when compared to the second quarter of 2019. However, I would note that sales rose 22.2% compared to the first quarter of this year.
  • In the southern markets, sales rose in small Valley County, but dropped in the rest of the counties covered in this report compared to the same period a year ago.
  • Year-over-year, sales growth was negative in all of the Northern Idaho counties contained in this report. The most substantial drop was in Bonner County, though the decline there amounted to only 37 units.
  • Pending sales rose a significant 18% over the first quarter of the year, suggesting that closed sales will rise in the third quarter.

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Market News March 27, 2020

What Does It Mean to Be All In?

Over the past few weeks, we have seen countless examples Windermere Powerhouse Group agents embodying what it means to be All In, For You. We love what we do, are finding creative ways to connect during this time of social distancing, we are supporting local businesses, reaching out to friends and family via FaceTime and Zoom. We are adapting so we can continue to help our clients move their lives forward in these uncertain times.

Real Estate Trends July 26, 2019

Ready, Set, Go….Backpack Drive!

Please join Windermere Real Estate as we fund the Ready, Set, Go…..Backpack Drive. Our goal is providing 500 backpacks, stocked with school supplies, so  ALL students get to experience back to school EXCITEMENT!  We created a Go Fund Me page and are asking our friends to help. Let’s make the first day of school a GREAT DAY for EVERYONE! Thank you in advance for helping. Be sure to designate Community Schools in the drop down menu of the donation section and put Backpack Drive in the comments.


Ready, Set, Go…..Backpack Drive Donate Here!


So how did this partnership begin? 

It started back in 1984 when every Windermere closed its offices for one day to help make a positive difference in their local communities. Thirty-five years and more than one million hours of community service later, Windermere offices across the country continue this tradition.

In 2018 we were introduced to the Community Schools and last June the Windermere Powerhouse Group team along with our other local Windermere offices spent the day at Whitney Community Center, a member of the Boise Community Schools. We pulled weeds, cleaned up their garden and create a painted rock landscape to achieve the goal of a clean and bright school welcoming the students back in the fall. It was an amazing day painting rocks with students and getting to know the incredibly generous staff members. We knew we were going to continue working with them throughout the year.






What we learned

Like many of you, we weren’t familiar with the Boise District Community Schools and the services they provide. As real estate professionals, we are familiar with the differences of the current housing market compared to twenty years ago. However, many of us were shocked at the drastically different demographics of the school district over the last 20 years. We met some homeless students in June, happily painting rocks with us, excited that we wanted to help their school. We learned later that 600-800 children are homeless or unaccompanied, meaning they have no parent or guardian. And 49% of students qualify for the free or reduced lunch program.

Boise faces all the challenges of any growing urban area and The Community Schools is a unique program making a difference in addressing those challenges. It’s both a place and a set of partnerships between the school and other community resources. It has an integrated focus on academics, health and social services. Youth and community development as well as family engagement leads to improved student learning, stronger families and healthier communities. They provide resources beyond what we typically think of in school including a food pantry, dental check-ups, coats & boots, weekly English classes, parental education, job seeking and resume services. It is essentially the community so many people are striving to be part of.

The Ready, Set, Go….Backpack Drive is the next urgent need. The goal is ensuring that all students get to go back to school on equal footing with their peers, with a new backpack full of supplies. Windermere real estate decided this is a great opportunity to help and we are encouraging you to help too! Let’s send 500 kids back to school with confidence and excitement to start the new year! 


******Donate to the Backpack Drive Here*****