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Angelwood Lane
Best buy in Lodghaven Ranch! Access to 100's of acres of state forest service lands. Just a few minutes north of Silverwood and not too far from Farra..... more »
718 Sierra, Spirit Lake
OPPORTUNITY FOR SWEAT EQUITY. UNFINISHED HOME NESTLED ON 5 TREED ACRES WITH NICE MOUNTAIN VIEWS. PRIVATE WELL, SEPTIC, POWER, PHONE ALL IN. OUTBUILDING FOR POSSIBLE IN-LAW QUARTERS. NEEDS WORK! FIXER!..... more »
Welcome to LiveCDA.com
We appreciate your interest in North Idaho Real Estate. North Idaho has an unlimited inventory of beautiful lakes, pristine mountains, amazing recreation and fabulous homes! As a team of six professionals, we each specialize to assure you the highest level of expertise, integrity, and service in all things real estate. Excelling at providing customized marketing plans for our North Idaho Region, we sell our listings on average thirty days faster than our competition and negotiate typically within ninety four percent of the list price. Representing buyers with great diligence, we manage with tremendous success the purchasing process from beginning to end. With over sixty years combined real estate experience in the area, our team streamlines the buying, selling, and investing process and gets outstanding results whether it be residential or commercial, waterfront or acreage, entry-level or luxury homes, relocation or vacation homes. For all your Northwest real estate needs whether it be Coeur d’Alene, Spokane or surrounding areas, look to no one else than Threadgill & Barnhart. We look forward to a long and fruitful friendship with everything real estate.
North Idaho Shortsales and Multi-Family
November 14, 2008 -12:45 pm |  No Comments
 
Hello Friends and Clients,

I hope everything is great with you this month. The markets are turbulent these days. Many people were saying markets were going to get better after the election, well, I am still waiting. North Idaho Real Estate in particular had a rough October. October 07 we sold 397 units, October 08 we sold 242. An interesting fact, between the price ranges of 400K-450K in NORTH IDAHO, there is 1 pending sale. However, the good news; property is still moving. It may be a great time take advantage of some of these opportunities. Below, I am going through two aspects/opportunities of the market, SHORT SALES, and MULTI-FAMILY. Also, attached is the most complete North Idaho Real Estate Market SNAPSHOT for your own analysis (I’ve left out land and commercial in this report – contact me with specific questions).

Short Sales

Short sales continue to infiltrate our market. A strategy that is surfacing in short sales includes approaching the seller with an offer of 50-60% of market value. The listing agent then present’s the seller’s information to the bank, starting the short sale process (could take 6+ weeks). If the bank accepts then the investor gets to buy a property for a great price, if the bank counters, the listing agent now knows at what price to market the property and the investor does not have to commit OR the investor may be able to SELL THE OPTION to purchase. A win-win. If you have interest in trying this approach, let me know. To see a list of short sale properties, see the below link:

http://www.flexmls.com/link.html?m6o82texya5,7,1



MULTIFAMILY

I just got done doing a nice spreadsheet on all Multi-Family values and analysis in the North Idaho Region. If you’re a numbers person and would like to see the data: (http://spreadsheets.google.com/ccc?key=p7YWI7QubFKYgPpDoBre2PA

There are currently 88 active Multi-Family listings in Kootenai County:

49 Coeur d’ Alene

29 Post Falls

5 Hayden

11 MF LAND LISTINGS ACTIVE – 59K (1 Unit) – 600K (21 units)

These range from duplexes to a 14 plex. The Key Statistics are as follows:

The average price per unit is $109,000.

For sale at $92.95/SQ/FT.

The average multifamily property is for sale at $321,000, has 3 units.

Average Day on Market - 159

Sold Data

45 Total MF units sold in the last year in Kootenai County from 11-05-07 – Current

Average Sold Price/Unit $96744 (Duplex)

Average Sold $77.00/SQ/FT

The average multifamily property sold for $208,135 for Duplex built in 1979 in CDA

Average Day on Market 125
11 MF LAND LISTINGS SOLD – 44K – 363K


What this tells me is MF properties priced below 90K/unit is a nice buy…See the list for some of the opportunities in our area…



T.J. Barnhart North Idaho Real Estate Analysis
October 03, 2008 -01:42 am |  171 Comments
 
Hello Friends, Clients, and Future Clients,


I hope the current market conditions are treating you softly. The North Idaho real estate market has been interesting to say the least. I think it is presenting some great opportunity for those that have the extra cash to invest. Here is my take in each of the categories. Also see the attached graphs and market overview trend lines:


1. Residential – There are 4237 active residential listings on our MLS representing a 27 month supply of inventory. The highest level I have ever seen. However, I feel the Bonner County inventory has been manipulating our data. In Kootenai County we have only 2741 active residential listings, which eases the supply and puts it to a little above normal levels. The most active price range is 150k-175K with 362 listings, 50 pending sales. The slowest price ranges are 400-450K with 162 listings, only 5 pending.


Homes priced above 750K are still slow. There was an article recently in the CDA Press talking about the high level of activity in the million dollar price range. NOT TRUE. There are 552 active homes above 750K ONLY 12 are pending, 26 sold in the last 6 months.


On average sellers are getting to within 96% of their asking price in the active price categories. It pushes to within 90% in the upper level price ranges.


Price reductions are the highest ever 10.28% average price reduction (-47K). Two Years ago it was an average of 8.42%. An average day on market has moved up to 132 days. Sellers can get offers if they are the top 3 best price and offer best quality.


Short sales and foreclosures are flooding the market. See a list of 51 opportunities here:

http://www.flexmls.com/cgi-bin/view.cgi?20081002172526354598000000&s=7&id=1

REO Properties


http://www.flexmls.com/cgi-bin/view.cgi?20081002173029217446000000&s=7&id=1


2. Commercial – There are 325 active commercial listings available now. 77 in CDA, 42 PF, 33 Hayden. 75 have sold since Oct 1, 2007. There are many commercial condos on the market including storage, warehouse/office ect… Take a look at the entire inventory updated nightly here (a site I developed just for commercial):


http://www.NorthIdahoCommercial.com (You can also search by map, look soon for my weekly commercial blog)


If you are looking for a new business opportunity; see the list of 48 options available NOW:

http://www.flexmls.com/cgi-bin/view.cgi?20081002173934251489000000&s=7&id=1

3. Multi-Family – There are 133 multi-family listings available now. 109 of which are properties with 2-4 units. 55 MF properties have sold since 10-01-08. It appears rents have been increasing slightly in the 2/1 units. The clean and crisp 3/2’s rent in the 950-1050 range. See the CDAPress.com for rental inventory. You can view all the multi-fam properties available now at my custom site developed just for Multifamily properties updated nightly at:

http://www.IdahoMultifam.com/


4.Vacant Land- This is where it gets scary. I see over 3394 vacant land listings on the market now. Price ranges are all over the board. For my clients that are looking for an acreage parcel we can get into some great deals. For my clients that have acreage parcels for sale we need to be creative and look at seller financing, trading options. It seems price reductions sometimes are not enough.


Thank you for your time, I hope you find this informative. Please forward this to your friends colleagues or send me their email and I will add them to my list. See the attached documents for a more in-depth analysis. Particularly interesting is the two year trend line of sales data. Take a look and let me know if you have any comments/questions/concerns. As always, if you have ANY real estate needs, please do not hesitate to get in contact with me. Buyers pay me nothing to work for them. I work hard to design a custom marketing plan for each of my listings. If you want to see a marketing plan on one of your properties let me know. Have a great 4th quarter of 2008.
From the LA Times! CDA one of the better places to go into BUSINESS!
August 07, 2008 -12:24 pm |  2 Comments
 
A prominent California newspaper just put into play CDA as a great place to do business. Inc Magazine top list...

Where to go to go into business
August 4, 2008

Looking for the right place to open a store or set up a company? Better look outside California, judging by Inc.com's annual ranking of the best cities for doing business.

The top cities in this year's list are Midland, Texas; St. George, Utah; and Coeur d'Alene, Idaho. California isn't represented until Bakersfield comes in at the No. 38 spot.

The Los Angeles-Long Beach-Glendale area ranks No. 274 (out of 335) -- a slight improvement over last year's 283. Last place goes to Michigan's Detroit-Livonia-Dearborn area.

At the website, you can slice the rankings to show cities grouped by size or state.

The rankings are based on a formula that looks at short- and long-term employment growth rates.
How To Survive, and Perhaps Even Thrive, In a Bear Market
July 17, 2008 -10:51 am |  2 Comments
 
This article is from www.Costar.com. I like it, with a strong commercial real estate focus.

The Focus In Commercial Real Estate Right Now is on Finding Value, Not Growth
All right, you may call me a 'nattering nabob of negativism' for labeling commercial real estate as in a bear market, but the way property investors are reading today's commercial real estate fundamentals is compelling some to revert to a traditional way of doing business: the good-old buy-and-hold.

Mid-year market conditions are clearly pointing to flat rental growth, rising property vacancies and a drought in property sales. That alone may not be enough to constitute a bear market because properties are still experiencing positive net absorption and many markets are still posting price increases.

However, in the cyclical world of commercial real estate, many in the industry identify this as a downturn. We polled CoStar Advisor readers to get their advice on how "survive" today's market conditions. What we heard is that opportunities to thrive -- not just survive -- abound.

The catch is that there is going to be a holding period between now and then. And those that work their properties in that interim are the ones that will come out on top, CoStar Advisor readers said.

"There is a big difference in buying property in a bull market and hoping prices will continue to rise, and hoping you're not stuck on the top of that pyramid," said Daniel Cabrera, senior account executive with Empire Commercial Funding Group in Albuquerque, NM, "and buying property in a bear market knowing prices will eventually rise and that you're not on the top of that pyramid. Estimating the time of the eventual rise will be done best by those that perform their due diligence."

"An investor client (in his mid 40s) said to me the other day, "this is the best market for creating wealth I have ever seen,'" said Jerry Anderson, executive managing director of Sperry Van Ness Florida. "I couldn't agree more. I've personally seen markets like this before and in my opinion, most agents that have been "playing matchmaker" with buyer and seller the last five years are clueless about the opportunity.

"Sellers have been spoiled with multiple buyers clamoring to buy at any price," Anderson said. "Buyers have been spoiled with easy money covering up buying mistakes and lack of market dynamics. And brokers have really been spoiled - list it, throw it out there, get out of the way of the deal and show up and collect your commission."

"Now 'solution selling' is in play - solving problems for owners and finding opportunities by truly understanding the dynamics of the local economy for buyers," Anderson said. "Wealth for your clients and you is created in a down market not an up market. This is the best opportunity we have seen to create wealth in quite some time."
North Idaho Market Snapshot
July 16, 2008 -12:05 pm |  2 Comments
 
This is an entirely pessimistic look from the CDA Press. The good news is there is still property buyers. Just need to price the homes aggressively, find and present the best deals as consistently as possible.

COEUR d'ALENE -- The first half of 2008 was not a great one for home sales in North Idaho.

According to the Coeur d'Alene Multiple Listing Service, the number of homes sold in Kootenai County from Jan. 1 to June 30 totaled 734, a 25 percent decrease from the same time frame last year.

The total volume of homes sold through June in 2008, $300.8 million, was down 30 percent from $429 million from 2007.

In Coeur d'Alene and Dalton Gardens, sales for the first six months of this year were down 23 percent from last year, while the average sales price remained steady at $230,556

In Post Falls, sales fell 26 percent, while the average price dropped 12 percent to $200,197.

In Hayden, residential sales through June were down 31 percent, and the average sales price declined 13 percent to $253,584.

And in Rathdrum and Twin Lakes, sales were off 3 percent from 2007, while the average sales price rose 8 percent to $189,950.

Homes are also taking slightly longer to sell.

The MLS reported that the average sales price of a 1,400 to 1,800-square-foot home was $214,835 so far in 2008, with an average of 120 days on the market.
*

In 2007, the average price of a three-bedroom, 1,400 to 1,800-square-foot home was $214,966, with 112 days on the market.

Most sales, 46 percent, were in the $100,000 to $199,999 range. Only 4 percent of the homes sold were over $500,000.

All told, there were 4,201 residential homes on the market at the end of June, the MLS reported, up 12 percent from one year ago. By comparison, there were 1,396 homes on the market at the end of June in 2005.
Kootenai Co. reports drop in property tax value
June 02, 2008 -03:52 am |  2 Comments
 
fficials in Kootenai County say taxable values in the northern Idaho county appear to have dropped by an estimated $500 million this year.
Related Stories & Links

* http://www.cdapress.com (weblink)

County Assessor Mike McDowell says the 2007 market value was about $16.6 billion, but in 2008 that figure could drop to about $16 billion. The county is separated into districts, and McDowell said the value in each district dropped between 2 percent and 5 percent on average.

"We're certainly seeing these numbers drop back down to more normal ranges," McDowell said, referring to recently inflated home values.

In 2006, the county's overall taxable value rose by 44.5 percent, then increased again last year by 14 percent.

The valuation figures are not yet final and will not be immediately matched with the treasurer's office to avert another tax mistake similar to the one that occurred in 2006. That year, an error in the data used to calculate and collect taxes led to a $1.4 million shortfall for the county.

County officials discovered the mistake, blamed on a software glitch, earlier this year, leaving the county without enough money to pay taxing entities like local schools and the cities of Coeur d'Alene and Post Falls.

The final figures should be available next week, McDowell said.

Earlier this week, the office mailed more than 84,700 assessment notices, up from the more than 81,400 sent last year.

The preliminary estimates show the fluctuation in values varied across the county. For example, property values on the east side of Lake Coeur d'Alene increased an average of 2 percent, according to McDowell.

Last year, waterfront properties rose by as much as 50 percent, but the value in those same properties varied, with some rising and others declining, he said.

The county has also increased the homeowner's exemption to $100,938, up from $89,325 in 2007.

Actual tax bills will be determined later this fall when government budgets are approved.

Despite the overall decline in assessment value, county figures show the value of new construction grew, as did some commercial properties.

Other north Idaho counties also are reporting slowdowns in the rise of property values compared to previous years. In Shoshone County, some Wallace properties rose 100 percent in 2007, but for 2008, values dropped 13 percent, said county Assessor Jerry White.

In Bonner County, the overall residential market value increased by an average of 4 percent in 2007, compared to average increases of between 30 percent and 40 percent in the two previous years, said Jeri Peterson, residential supervisor in the assessor's office.
Hagadone Building Lavish CDA Home
May 06, 2008 -01:15 am |  3 Comments
 
Duane Hagadone is again putting CDA on the map with the development of his new "Tree House". Coeur d' Alene does have some big properties! See part of the Spokesman Review article below:

It’s not the largest house in Kootenai County but the new Hagadone home being built at Lake Coeur d’Alene’s Casco Bay is perhaps the only tree house. The home’s living quarters are elevated on stone pillars, allowing a creek to run underneath through the property’s lavish flower gardens.

The two-bedroom, 22,040-square-foot home is under construction on Duane and Lola Hagadone’s longtime Casco Bay property. The site is visible from downtown Coeur d’Alene and the Coeur d’Alene Resort, which is also owned by the native businessman.

After its completion in 2009, the lakeside home will become the second-largest single-family residence in Kootenai County, dropping the Hagadones’ 14,933-square foot Stanley Hill home to third.

Compared with Spokane County homes, Hagadone’s new house will take second behind a hillside mansion in Liberty Lake measuring 31,847 square feet.
Prices Drop in CDA! More Affordable Housing!
January 25, 2008 -02:20 am |  3 Comments
 
COEUR D'ALENE, Idaho (AP) _ The Coeur d'Alene Association of

Realtors says sales of single-family homes in northern Idaho's

Kootenai County dropped 18 percent in 2007 compared to the

previous year.

But real estate agents in the fast-growing region say they

remain optimistic about the market.

The association reported that 1,909 homes on less than one acre

sold in Kootenai County in 2007, compared to 2,325 in 2006, and

3,231 in 2005.

In Kootenai County, the average price of a single-family home

fell 3 percent to $239,261 in 2007.
Another round of snow on the way
January 10, 2008 -12:15 pm |  4 Comments
 
It has been snowing like mad this week, see the article at KHQ.

Many buyers are thinking this is not the time to go out and look

at properties. Competition is LOW right now. Now is a great

time to go look at homes, deals can be picked up downtown CDA,

Post Falls, Hayden and Rathdrum. Give me a call...
Strong sectors to keep Kootenai growth on track
December 21, 2007 -11:17 am |  4 Comments
 
Strong sectors to keep Kootenai growth on track
Spokane Journal of Business - Spokane,WA,USA
Kathryn Tacke, the Coeur d’Alene-based regional economist for

the Idaho Department of Labor, estimates that Kootenai County’s

population will reach 137200 ...
See the entire story at:
http://www.spokanejournal.com/spokane_id=article&sub=3431
Bald Eagles in CDA
December 17, 2007 -07:17 am |  3 Comments
 
Bald Eagles are making their annual return to CDA.

Copy ad paste the link below for more details and where the

Eagles can be seen!

http://www.montanasnewsstation.com/Global/story.asp?S=7504060&na

v=menu227_7
Good Morning America in CDA!
December 10, 2007 -06:02 am |  4 Comments
 
Good Morning America filmed its morning show November 28, 2007 from downtown Coeur d'Alene!! 5 Million viewers watched the
annual light show put on by the Coeur d'Alene Resort.

Click on the link below to read more!
http://www.cdapress.com/articles/2007/11/13/news/news01.txt