All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Sandpoint, ID
Sandpoint merits investigation only for buyers comfortable with a low current income return and high entry cost; investors who require strong yield or broad affordability should avoid it.
Median price$658k
Median rent$1,982
Gross yield3.6%
Job growth▲ 0.6%
Composite Market ScoreRank #364 of 571 scored US market areas
Direct rental answer
How much is rent in Sandpoint, ID?
Zillow's metro-wide Observed Rent Index is $1,982 per month for 2026-06-30. That is up 4.07% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Sandpoint
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Bonner County, IDFIPS 16017 | $952 | $958 | $1,257 | $1,748 | $1,903 |
The read
Why this market scores where it does
Sandpoint merits investigation only for buyers comfortable with a low current income return and high entry cost; investors who require strong yield or broad affordability should avoid it. The median home value is $658,067, median asking rent is $1,982, and gross yield is 3.61%.
The opportunity is improving rental revenue alongside modest demand signals. Asking rent rose 4.07% year over year, LAUS jobs rose 0.57%, and net migration was positive by 329 households. These signals support further diligence, but they do not erase the burden on tenants or buyers: rent consumes 35.5% of median income, while the price-to-income ratio is 9.82.
Market conditions provide some negotiating room but also indicate resale and underwriting risk. Inventory stands at 5.9 months, 24.79% of listings had price drops, and the record shows 86 permits. The dominant hazard is inland flood and the climate loss ratio is 0.2624%, so insurance, property-level exposure, and exit pricing need close review.
Frequently Asked Investor Questions
Is household migration positive?
Yes. Tax filings show 1,691 households moved in and 1,362 moved out, for net migration of 329.
Which counties supplied the most incoming households?
Kootenai County supplied 299, Spokane County 134, Boundary County 63, King County 53, and Pend Oreille County 43.
How active are non-occupant buyers?
Non-occupants represented 6.49% of purchase mortgages, and total purchases were 601.
Investor Quick Takeaways
Gross Yield: 3.6%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 4.07%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 6.5%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Sandpoint as the starting point or move into a more specific property and rent check.
Run cash flowStarts with this market's measured price and rentSave to shortlistCompare this metro with up to four other placesCheck rent by ZIPMove from metro context to a local rent benchmarkFind a comparison marketRead a curated two-market decision analysisShare this analysisEmail the canonical link without adding page scriptsReport a data issueSend the figure, source and release period to review
Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply5.9 mo.▼ from 8.5 mo. a year ago
Median days on market43 days▲ from 42 days a year ago
Listings with price drops24.8%▲ from 20.8% a year ago
Sale-to-list ratio98.2%2026-05-01
Home value growth▲ 1.7%Zillow ZHVI · trailing 12 months
Rent growth▲ 4.07%Zillow ZORI · trailing 12 months
Gross rental yield3.6%Rent × 12 ÷ price
Payroll job growth▲ 0.6%LAUS · 12m to 2026-05
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady44→44
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
44| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 68 | 30% | 20.40 |
| Rent trend | 62 | 25% | 15.50 |
| Affordability | 5 | 15% | 0.75 |
| Supply pressure | 34 | 15% | 5.10 |
| Climate risk | 13 | 15% | 1.95 |
| Published score | 44 | ||
Sandpoint, ID scoreRank #364
44Job growth68/100
LAUS job growth of 0.57% -> employment momentum provides modest support for rental demand.
Rent trend62/100
Median asking rent of $1,982 rose 4.07%, but gross yield is 3.61% -> rent momentum has not produced a strong entry yield.
Affordability5/100
Rent equals 35.5% of median income and price equals 9.82 times income -> affordability is the clearest constraint on tenant and buyer capacity.
Supply pressure34/100
Supply is 5.9 months, median market time is 43 days, and 24.79% of listings had price drops -> current conditions indicate buyer negotiating room and resale risk.
Climate risk13/100
Inland flood is the dominant hazard and the climate loss ratio is 0.2624% -> insurance and property-level water exposure require due diligence.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$658k
YoY ▲ 1.7%
ZORI Median Rent
$1,982
YoY ▲ 4.07%
Gross Rental Yield
3.6%
Rent × 12 ÷ price
$1,982 × 12 ÷ $658,067
Job Growth (YoY)
▲ 0.6%
LAUS payrolls
Job signal 68/100
Median Household Income
$67k
Census ACS 5-year
Rent Burden
35.5%
Annual rent ÷ household income
Price-to-Income
9.8x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,257
Market rent 157.7% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$1,982Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$958−$1,024 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,257−$725 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,122−$860 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Sandpoint as context, then replace market-wide evidence with the candidate property's facts.
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
86 units authorised in 2026, 0% of them in 5+ unit buildings. This is a single-family building cycle, so the competition is other houses, not new apartments. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
+329
1,691 in vs 1,362 out (IRS SOI)
▲ 19.5% of arriving households
Mover Income Gap
+$26,846
Arriving $93,396 vs leaving $66,550
Average AGI per tax return (IRS SOI)
Investor Purchase Share
6.5%
39 of 601 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.262% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Kootenai County · Spokane County · Boundary County · King County · Pend Oreille County
✓ 1,691 in − 1,362 out = 329 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Coeur d'Alene, ID299 arriving
- Spokane, WA134 arriving
- Seattle, WA78 arriving
Leading outbound markets
- Coeur d'Alene, ID260 leaving
- Spokane, WA128 leaving
- Seattle, WA27 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- A $658,067 median value against a 3.61% gross yield leaves little current income relative to entry cost.
- Inventory of 5.9 months and price drops on 24.79% of listings could weaken resale execution.
- Inland flood is the dominant hazard, and the 0.2624% climate loss ratio creates property-specific loss and insurance risk.
Inside this micro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
County records
Statistical peers
Market areas that behave like Sandpoint
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Sandpoint, ID (Target) | 44 | $658k | $1,982 | 3.6% | ▲ 0.6% |
| Kalispell, MT | 37 | $654k | $1,940 | 3.6% | ▲ 1.0% |
| Astoria, OR | 49 | $523k | $1,560 | 3.6% | ▲ 0.8% |
| Ellensburg, WA | 42 | $499k | $1,777 | 4.3% | ▲ 0.8% |
| Ukiah, CA | 34 | $504k | $1,862 | 4.4% | ▲ 0.4% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |