The story of this market
The typical home in Bear Lake County, Idaho sells for about $433,000, or $257 per square foot.
Prices are down 55% from a year ago, which gives buyers more room to negotiate. Homes take about 88 days to sell, which is slow. Over the long run, values in this county have grown 293% since 2000. The biggest natural hazard here is winter weather, which FEMA rates very high. HUD's fair market rent for a two-bedroom is $1,057 a month.
HUD sets the fair market rent for a 2-bedroom at $1,057 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively High.
Price climate
Every year of price change, 2000–2025
-2.1%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2021 (+30.3%). Worst: 2010 (-12.6%). Hover to read a year.
Monthly price momentum
Home values since 2015
+5.3%
ID · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,464
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
-2.1%
2025 change
FHFA repeat-sales index, median of 2 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
84
Relatively High
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $6,301,145.
Mortgage activity
Home lending in this county
82.3%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 395 | 236 | 82.3% | 3.9% | $185,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Bear Lake County, Idaho
The Bear Lake County housing market is experiencing a significant correction, with median prices declining sharply year-over-year as demand cools. High inventory relative to the small population base is putting downward pressure on prices and extending time on market. Buyers are currently in a stronger position than in previous years, though the market remains sensitive to broader economic shifts.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 5 cities · 5 ZIP reports
Median prices moved up 8.8% year over year.
Homes spend a median of 182 days on market with 0.0 months of supply — a balanced-paced market.
0% of listings have cut prices · homes sell at 54.79% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.2% · poverty 7.0% — a stable, low-distress profile.
Deterministic aggregate of 5 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Bear Lake County, Idaho — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 11.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 29
researched Sep 29
researched Oct 4
researched Sep 29
researched Sep 29
| 83239 | Georgetown | $325,000 | $185 | +4.2% | 92 | 98.5% | — | 6.5 | 4 | $1,150 | researched Sep 29 |
| 83254 | Montpelier | $325,000 | $165 | +16.1% | 302 | 100% | — | — | 2 | $973 | researched Sep 29 |
| 83261 | Paris | $325,000 | $185 | +2.4% | 92 | 97.5% | 12% | 7 | 14 | $1,150 | researched Oct 4 |
| 83272 | Saint Charles | $325,000 | $165 | — | 37 | — | — | — | 90 | $1,057 | researched Sep 29 |
| 83287 | Fish Haven | $909,000 | $435 | +4.6% | 158 | 98% | 12% | 117 | 234 | $2,800 | researched Sep 29 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Crime rates in Bear Lake County remain significantly lower than both state and national averages, with property and violent crime incidents reported as infrequent.
Public schools in the county are generally characterized by small class sizes and strong community involvement, though they face challenges typical of rural districts with limited tax bases.
The region faces moderate wildfire risk during summer months and standard winter weather hazards; property insurance premiums are influenced by these environmental factors.
Economic momentum is driven primarily by agriculture, tourism centered on Bear Lake, and local government services, with limited large-scale industrial development.
Property taxes are assessed by the county based on market value, with rates determined by local taxing districts including schools and emergency services; Idaho provides a homeowner's exemption for primary residences.
The area is a premier destination for outdoor recreation, featuring Bear Lake for boating and fishing, extensive snowmobile trails, and proximity to national forest lands.
The rental market is limited in depth, with a significant portion of available units serving seasonal or short-term vacation demand rather than long-term housing.
The economy is heavily reliant on tourism, agriculture, and public sector employment, with limited diversification into other industrial sectors.
Transportation is primarily via personal vehicle on US-89 and US-30; there is no significant public transit infrastructure in the county.
Development is strictly managed by county zoning ordinances to preserve the rural character and agricultural land use.
The Bear Lake County Assessor manages property valuations, which are updated annually based on market sales data and physical inspections.
Parcels are subject to various special districts including school districts, fire protection districts, and cemetery districts.
Property insurance availability is stable, though premiums are sensitive to wildfire risk assessments in forested areas.
- Pickleville Playhouse Theatre4.722.7 mi
- Conestoga Ranch4.519.9 mi
- Bear Lake State Park - North Beach4.67.5 mi
- Bear Lake State Park4.719.4 mi
- Minnetonka Cave4.715.4 mi
- Bloomington Lake Trail Head4.716.3 mi
- The National Oregon/California Trail Center4.56.5 mi
- The National Oregon/California Trail Center4.56.5 mi
- Butch Cassidy Museum4.56.3 mi
- Bear Lake State Park - North Beach4.67.5 mi
- Bear Lake State Park4.719.4 mi
- Minnetonka Cave4.715.4 mi
- Bear Lake State Park - East Beach4.613.8 mi
- Bloomington Lake Trail Head4.716.3 mi
- EPIC RV PARK & MARINA4.423.1 mi
- Bear Lake West Golf Course4.516.9 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A large, natural freshwater lake known for its turquoise color and recreational boating.
A protected area providing habitat for migratory birds and wildlife viewing opportunities.
A historic stone structure built in the late 19th century, serving as a cultural landmark.
Data retrieved from Census Reporter and US Census QuickFacts.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
applies when — Applies to parcels governed by a homeowners' association as defined in Idaho Code 55-3203.
Imposes obligations regarding association governance, financial disclosures, and restrictions on covenants (e.g., limitations on short-term rental bans and accessory dwelling unit restrictions).
Idaho Code Title 55, Chapter 32.
applies when — Applies to the transfer of any real property improved by one to four dwelling units.
Requires the seller to provide a written property condition disclosure form to the buyer, detailing the condition of the property.
Idaho Code Title 55, Chapter 25.
applies when — The property must be owner-occupied and used as the primary dwelling place of the owner.
Exempts the lesser of $125,000 or 50% of the market value for assessment purposes from property taxation. Formula: Exemption = min($125,000, 0.50 * Market Value).
Idaho Code 63-602G; as amended by House Bill 885 (2026).
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.