Housing market/Idaho/ZIP 83864
ZIP 83864 Sandpoint, Boundary County, Idaho
Boundary County, ID · Idaho. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 83864 · ID — sent to you.
ZIP 83864 · ID
ACS rent vs 2BR SAFMR
ZIP 83864 — Sandpoint, ID HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 83864
- 1-unit detached7,07371.4%
- 1-unit attached8148.2%
- 2–4 units4634.7%
- 5–49 units9849.9%
- 50+ units1171.2%
- Mobile4584.6%
2–4 unit share 4.7% · 5–49 unit share 9.9% · combined 2–49 14.6%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,136 (all bedrooms, occupied rentals).
- Median contract rent $999.
- Renters paying ≥30% of income 45.3%; ≥50% 21.9%.
- FY2027 2BR SAFMR $1,470 (1.294× ACS median gross rent).
Population
19,773 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +9.6%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 10 projects, 380 units.
- HUD project-based assisted MF: 1 properties, 30 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 90 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 83864 29.1% of occupied households are renters; vacancy is 20.3%; ACS median gross rent is $1,136; population increased +9.6% between the 2018 and 2023 ACS vintages; the housing stock includes 463 units in 2–4-unit structures and 984 units in 5–49-unit structures; 10 LIHTC projects totaling 380 units; FY2027 2BR SAFMR is $1,470 versus ACS median gross rent of $1,136. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Idaho research
ZIP 83864 is a Census / HUD profile for Boundary County, ID. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 83864 — Sandpoint, ID HUD Section 8 Payment Standards / SAFMR·Idaho ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Idaho research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 83864?
ZIP 83864 (Boundary County, ID) has 19,773 residents, 7,902 households, a renter share of 29.1%, median household income of $68,595, and ACS 2023 median gross rent of $1,136. Vacancy is 20.3%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 83864?
ACS counts 174 units in 2-unit buildings, 289 in 3–4 unit buildings, 348 in 5–9, 277 in 10–19, and 359 in 20–49. Combined 2–49 unit stock is 1,447 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 83864?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,470. See the full schedule and 90–110% payment-standard band on the ZIP 83864 — Sandpoint, ID HUD Section 8 Payment Standards / SAFMR.
Does this Idaho ZIP profile include Georgia listings?
No. ZIP 83864 is Census / HUD research for Boundary County, ID. Jeff Crowe CRE does not list Idaho property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.