Land Developer Influence in Sandpoint, Idaho and Bonner County

Open-Source Intelligence Investigation

Prepared by Circle 6 Systems OSINT Practice. All findings are derived from publicly available sources. This package contains the complete deliverable set from the investigation.

Note: All inferences in these documents are analytical opinions based on patterns in public records, clearly denoted as inferences (not facts). Verified findings cite their source. Nothing should be construed as an allegation of criminal activity or legal wrongdoing.

Start Here

Investigation Briefing Start Here

Executive summary of findings: five developer networks, $80M+ in property, coordinated political contributions, conflicts of interest, and active litigation. Includes collection statistics, key findings, and the developer exposure summary table.

Interactive Investigation Board Interactive

Knowledge graph visualization of all identified developers, government officials, and corporate entities. Drag, zoom, and click nodes for details. Connections are marked as verified (solid, with source citations) or inferred (dashed). Every link traces to a public record.

Entity Profiles

Appendix A: Averill Hospitality Entity Profile

Deep-dive on Averill Hospitality (Whitefish, MT): three-generation family dynasty, 5+ corporate entities, $70-100M Sandpoint Lakeside Resort, condotel bait-and-switch, two 6-0 council rejections, impact fee manipulation, and the RV park fight. Full timeline from 1945 to present.

Investigation Management

Collection Gaps and Phased Roadmap Roadmap

Consolidated index of 58 open collection gaps across all working files, organized into 7 investigation phases. Includes time-sensitive items (Mountain Homestead refiling deadline May 16), entity-specific open questions, source reliability ratings, and recommendations to maintain investigation momentum.

How to Use This Package

Briefing is the overview -- start there for the big picture and key findings
Investigation Board shows who is connected to whom and how -- click any node to see the evidence basis for each connection
Entity profiles (appendices) provide the deep-dive on specific actors
All pages are self-contained HTML -- no internet connection required, no tracking, no external dependencies
Connections marked verified (solid lines) have a cited public record source; inferred (dashed lines) are analytical judgments with the reasoning documented

About This Investigation

Methodology

This investigation was conducted by AI agent teams coordinated through structured intelligence workflows, with human analyst review at every phase gate. All collection was limited to publicly available sources: government meeting minutes, Secretary of State business filings, county assessor and recorder data, campaign finance disclosures (Idaho Sunshine Fund), federal and state court records, and local news reporting.

No private databases, subscriptions, or unauthorized access was used. Every finding can be independently verified by any citizen or journalist using the same public sources.