Can I add sand to make a beach on Priest Lake?

Below the ordinary high water mark any placement of new material requires an IDL encroachment permit. Above the OHWM, Bonner County Title 12-711 imposes a 40-foot setback from OHWM. Work is scrutinized closely given state-trust ownership of approximately 65% of the lakebed and adjoining shoreline.

Can I dredge or remove weeds at my private shoreline?

Mechanical work requires an IDL encroachment permit plus a Section 404 permit from the U.S. Army Corps of Engineers and a Section 401 water-quality certification from Idaho DEQ. Priest has aggressive Eurasian milfoil response programs.

What herbicide or algaecide treatments are allowed?

Only EPA-registered aquatic products under Idaho DEQ's Pesticide General Permit (IDG87-0000) with advance public notice.

Are gas-powered boats allowed? Is there a horsepower limit?

Yes on Priest Lake proper, with no horsepower cap. Upper Priest Lake — connected by a 2-mile thoroughfare — is no-wake and electric motors only.

What is the no-wake zone?

5 mph within 200 feet of any shoreline, dock, swimmer, or anchored vessel per Bonner County. The entire Upper Priest Lake is no-wake.

Does the lake have a seasonal drawdown?

Modest. The Outlet Dam at Priest River drops the lake about 3 feet for winter.

What is the shoreline setback for new construction?

Bonner County Title 12-711 establishes a 40-foot setback from OHWM.

Is septic permitted on waterfront, or is sewer required?

Septic only — there is no central sewer at the lake. Panhandle Health District permits with drainfield setbacks of 100–300 feet from surface water. Many lots have very tight site constraints.

Are short-term rentals (Airbnb/VRBO) allowed?

Yes on deeded property. Idaho Code §67-6539 preempts most local prohibitions, and HB 583 (effective July 1, 2026) further restricts what cities can require. State-endowment leasehold cabins have lease-specific use restrictions — verify with the Idaho Department of Lands before renting.

How deep is Priest Lake?

Maximum depth in the lower lake is approximately 369 feet; average depth is around 120 feet.

Lower Priest is approximately 23,000 acres; Upper Priest adds another 1,300 acres. Combined shoreline is about 72 miles.

Is the lake spring-fed, river-fed, or glacial?

Natural glacial lake in the Selkirk Mountains, fed by mountain streams and snowmelt.

How clear is the water?

Outstanding. Secchi-disk visibility typically runs 25–40+ feet in summer — among Idaho's clearest.

What is the shoreline character?

Predominantly forested high-bank with frequent sandy walk-out beach pockets. Hill's Resort and Coolin are notable for their sand beaches.

Does Priest Lake freeze?

The north end (Coolin) freezes reliably by early December. The main basin freezes January through February depending on the winter, with variable ice thickness.

Where are the public boat launches?

Priest Lake State Park (Indian Creek, Lionhead, and Dickensheet units), Coolin/Cavanaugh Bay public launch, and Reeder Bay (USFS).

What's the typical waterfront price range?

Deeded waterfront generally trades between $1M and $4M, with premium new builds at $5M to $10M+. State leasehold cabins run $400K to $1.5M with no land ownership and ~$4K–$8K/yr in lease payments. The 2025 IDL endowment auction sold five deeded lots for approximately $7.9M total.

How many waterfront homes sell each year?

Approximately 15–30 deeded waterfront transactions per year. Leasehold transfers are handled separately through the Idaho Department of Lands.

What's nearby for groceries, schools, and medical?

Coolin (pop. ~150) is the nearest community. The closest full-service town is Priest River, 30 miles south. Bonner General Health in Sandpoint is about 50 miles away. Schools are West Bonner County School District 83.

What is the property tax rate?

Bonner County's average effective rate is approximately 0.616%. Leasehold cabin owners pay tax on improvements only (no land), plus the IDL lease, which often makes the total carrying cost higher than fee-simple equivalent.

How is fire protection structured around the lake?

Three volunteer districts: Coolin-Cavanaugh Bay FPD, East Priest Lake FPD, and West Priest Lake FPD (three stations). All volunteer, with long response times to remote shoreline.

Is broadband available lakefront?

Limited. Ziply Fiber serves the Coolin core only. Starlink is the dominant solution lakeshore.

Year-round community or seasonal?

Predominantly seasonal — roughly 25/75 year-round to seasonal. Priest Lake is the Inland Northwest's most second-home-dominant major lake.

◦ Bonner County · ID

Priest Lake

Real Estate · Waterfront Homes · Buyer Guide

Idaho's clearest large lake, ringed by national forest and Selkirk peaks — a predominantly seasonal market with both fee-simple deeded waterfront and a distinctive state-endowment leasehold tier.

Priest Lake · ID

Priest Lake is a 24,300-acre glacial lake in Bonner County, Idaho — with 72 miles of shoreline, a maximum depth of 369 feet, and an elevation of 2,438 feet in the Selkirk Mountains. Dock permits are issued by the Idaho Department of Lands, and many lakefront parcels are state-endowment leaseholds carrying additional IDL contract restrictions. Deeded waterfront typically trades between $1M and $4M with premium new builds at $5M to $10M+, while state leasehold cabins run $400K to $1.5M with no land ownership.

The distinguishing market feature is the state-endowment leasehold tier. Approximately 65% of the lakebed and adjoining shoreline is held in state trust, and a substantial slice of Priest’s cabin inventory is leasehold rather than fee-simple: $400K–$1.5M for the cabin and improvements, with no land ownership and an annual lease typically running $4K–$8K. Leasehold owners pay tax on improvements only but the total carrying cost can exceed comparable fee-simple. The 2025 IDL endowment auction sold five deeded lots for ~$7.9M.

Infrastructure is limited by design. Septic universally (no central sewer), volunteer fire protection across three districts, Ziply Fiber only in the Coolin core with Starlink filling the rest. Priest is the most second-home-dominant major lake in the region at roughly 25/75 year-round to seasonal — and that ratio is what creates both its character and its slower-moving market.

Editorial cartographic illustration of Priest Lake — Priest Lake — stylized depth illustration

◦ At a glance

Priest Lake by the numbers.

County: Bonner County, ID
Surface area: 24,300 ac
Shoreline: 72 mi
Max depth: 369 ft
Average depth: 120 ft
Elevation: 2,438 ft
Water type: Glacial
Clarity: Secchi 25–40+ ft summer; among Idaho's clearest lakes
Shoreline: High-bank · Sandy · Walk-out · Mixed
Motorized boating: Allowed on Priest Lake proper, no horsepower cap. Upper Priest Lake (connected by 2-mi thoroughfare) is no-wake / electric motors only.
Dock permit authority: Idaho Dept of Lands (many lakefront parcels are state endowment leasehold with additional contract restrictions)
Typical price range: Deeded $1M – $4M · premium $5M – $10M+ · leasehold $400K – $1.5M

◦ Public access

Priest Lake State Park (Indian Creek, Lionhead, Dickensheet)
Coolin/Cavanaugh Bay public launch
Reeder Bay (USFS)

◦ Common buyer questions

What buyers ask about Priest Lake.

Permits, rules & permissions

What is the maximum dock length on Priest Lake, and who issues the permit?
Single-family docks follow Idaho's encroachment standards under IDAPA 20.03.04: maximum 700 sq ft of surface area, 10 ft wide, and may not extend past the established line of navigability. Permits are issued by the Idaho Department of Lands with Priest-specific encroachment conditions. Many lakefront parcels are state endowment leaseholds, which carry additional IDL contract restrictions on top of standard permitting.
Can I add sand to make a beach on Priest Lake?
Below the ordinary high water mark any placement of new material requires an IDL encroachment permit. Above the OHWM, Bonner County Title 12-711 imposes a 40-foot setback from OHWM. Work is scrutinized closely given state-trust ownership of approximately 65% of the lakebed and adjoining shoreline.
Can I dredge or remove weeds at my private shoreline?
Mechanical work requires an IDL encroachment permit plus a Section 404 permit from the U.S. Army Corps of Engineers and a Section 401 water-quality certification from Idaho DEQ. Priest has aggressive Eurasian milfoil response programs.
What herbicide or algaecide treatments are allowed?
Only EPA-registered aquatic products under Idaho DEQ's Pesticide General Permit (IDG87-0000) with advance public notice.
Are gas-powered boats allowed? Is there a horsepower limit?
Yes on Priest Lake proper, with no horsepower cap. Upper Priest Lake — connected by a 2-mile thoroughfare — is no-wake and electric motors only.
What is the no-wake zone?
5 mph within 200 feet of any shoreline, dock, swimmer, or anchored vessel per Bonner County. The entire Upper Priest Lake is no-wake.
Does the lake have a seasonal drawdown?
Modest. The Outlet Dam at Priest River drops the lake about 3 feet for winter.
What is the shoreline setback for new construction?
Bonner County Title 12-711 establishes a 40-foot setback from OHWM.
Is septic permitted on waterfront, or is sewer required?
Septic only — there is no central sewer at the lake. Panhandle Health District permits with drainfield setbacks of 100–300 feet from surface water. Many lots have very tight site constraints.
Are short-term rentals (Airbnb/VRBO) allowed?
Yes on deeded property. Idaho Code §67-6539 preempts most local prohibitions, and HB 583 (effective July 1, 2026) further restricts what cities can require. State-endowment leasehold cabins have lease-specific use restrictions — verify with the Idaho Department of Lands before renting.

The water itself

How deep is Priest Lake?
Maximum depth in the lower lake is approximately 369 feet; average depth is around 120 feet.
How big is the lake?
Lower Priest is approximately 23,000 acres; Upper Priest adds another 1,300 acres. Combined shoreline is about 72 miles.
What is the elevation?
About 2,438 feet.
Is the lake spring-fed, river-fed, or glacial?
Natural glacial lake in the Selkirk Mountains, fed by mountain streams and snowmelt.
How clear is the water?
Outstanding. Secchi-disk visibility typically runs 25–40+ feet in summer — among Idaho's clearest.
What is the shoreline character?
Predominantly forested high-bank with frequent sandy walk-out beach pockets. Hill's Resort and Coolin are notable for their sand beaches.
Does Priest Lake freeze?
The north end (Coolin) freezes reliably by early December. The main basin freezes January through February depending on the winter, with variable ice thickness.
Where are the public boat launches?
Priest Lake State Park (Indian Creek, Lionhead, and Dickensheet units), Coolin/Cavanaugh Bay public launch, and Reeder Bay (USFS).

Living on the lake

What's the typical waterfront price range?
Deeded waterfront generally trades between $1M and $4M, with premium new builds at $5M to $10M+. State leasehold cabins run $400K to $1.5M with no land ownership and ~$4K–$8K/yr in lease payments. The 2025 IDL endowment auction sold five deeded lots for approximately $7.9M total.
How many waterfront homes sell each year?
Approximately 15–30 deeded waterfront transactions per year. Leasehold transfers are handled separately through the Idaho Department of Lands.
What's nearby for groceries, schools, and medical?
Coolin (pop. ~150) is the nearest community. The closest full-service town is Priest River, 30 miles south. Bonner General Health in Sandpoint is about 50 miles away. Schools are West Bonner County School District 83.
What is the property tax rate?
Bonner County's average effective rate is approximately 0.616%. Leasehold cabin owners pay tax on improvements only (no land), plus the IDL lease, which often makes the total carrying cost higher than fee-simple equivalent.
How is fire protection structured around the lake?
Three volunteer districts: Coolin-Cavanaugh Bay FPD, East Priest Lake FPD, and West Priest Lake FPD (three stations). All volunteer, with long response times to remote shoreline.
Is broadband available lakefront?
Limited. Ziply Fiber serves the Coolin core only. Starlink is the dominant solution lakeshore.
Year-round community or seasonal?
Predominantly seasonal — roughly 25/75 year-round to seasonal. Priest Lake is the Inland Northwest's most second-home-dominant major lake.