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Build Idaho is the most comprehensive real estate guide in Southern Idaho for property across the Treasure Valley. Learn more about the local communities including Eagle, Meridian, Star, Kuna, Nampa, Caldwell, and Middleton. Are you searching for land, building lots, condominiums, townhomes, new homes, or historic spaces to call your own? Customize your house search by location and lifestyle. Narrow your criteria by price and the number of bedrooms you want.

 

 

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The ?Bristol? by Eaglewood Homes. Exquisite design throughout this entire 5 bedroom, 2.5 bathroom floor plan. Sleek chef?s kitchen includes Bosch stainless steel appliances, custom cabinetry, and granite countertops. Large master suite on the main level with oversized windows, fully tiled shower, soaker tub, and walk-in closet. Includes the Nest Thermostat for added utility savings. The Bristol also has a covered patio, full front and back landscaping, and full vinyl fencing included. Home is still under co
OPEN HOUSE October 29th-31st: Fri 3-6, Sat 11-3 & Sun 1-4. This centrally located single level charmer is move-in ready with new carpet and interior paint. Home is situated directly across the street from a small neighborhood park. Gorgeous wood flooring, cozy fireplace and large windows welcome you into the bright open concept family room that adjoins the kitchen and dining area creating a seamless flow for entertaining. Chef?s kitchen boasts ample counters, spacious pantry, stainless steel appliances and
Endless options in this well appointed home, on a quiet street with no direct rear neighbors. A cozy fireplace greets you at the entrance & rich engineered wood flooring seamlessly flows through the open layout. Two large living areas on the main-level provide plenty of elbow room for all lifestyles. Stylishly renovated kitchen w/ quartz countertops, designer tilework, recessed lighting, endless cabinet space, & large walk-in pantry. The upper level features an entertainer's bonus room, oversized bedrooms w
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Boise Idaho Real Estate Guides

 

Boise Idaho Home Buyer Guides

 

Top Community Guides
Research the best-selling, most affordable, and top luxury NEW communities
 

Treasure Valley Relocation Magazine
Learn more about what makes Boise a great place to live, work & play!

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Buying a Home in Southern Idaho

 

ENHANCE YOUR LIFESTYLE
The Treasure Valley offers an unparalleled quality of life not found anywhere else in the nation. That statement isn’t unsubstantiated hype either. It’s the reason Idaho is the fastest-growing state in the country. Boise has a lot of things going for it: an urban/metropolitan economic and educational base, affordable cost-of-living, an extraordinary business-friendly environment, four mild and distinct seasons, and plenty of public wilderness and natural beauty that allows a lifetime of weekend adventures. Maybe you want to buy a home in the mountains?

REDUCE YOUR COMMUTE AND INCREASE TIME WITH FRIENDS AND FAMILY
We sure hope you like your friends and family. Living in the Boise area gives you a lot more free time and adventure opportunities. One of the first things people notice- especially if they’re from a major metro—is that their commute time is significantly reduced, which means more time enjoying life. Enjoy parks, local restaurants, hikes and so many other opportunities throughout the year.

Whether you are traveling to work, shuttling kids to activities, or just getting out, you will appreciate the ease of getting around. The average commute time to get to work in under 30 minutes. You will also appreciate the grid system of roads which makes it very easy to understand where things are located once you learn the major crossroads. While real estate is all about location, understanding that we don't live in traffic may extend your home search area.

As you might imagine, our team fields quite a few questions every day. We love questions because they show that you are willing to learn. People are naturally curious about buying and selling homes as it can be a very personal decision and can get complex. It’s an agent’s job to guide and advise clients through the process and answer all of their questions along the way. Whether you’re a first-time buyer or repeat buyer who could use a refresher about Idaho real estate, here are some answers to the questions that come up most often. If you don't see your question on here or would like more information, call our real estate agents at 208.219.7683. We'd love to hear from you!

 

How much house can I afford?

This is the most important detail of them all! You need to clearly understand how much house you can buy, what it will take to purchase the house, and what financing looks like for you in terms of monthly payments and upfront costs.

Getting pre-approved for a mortgage is truly the first step of the home buying process. Here’s why:

  1. You need to know how much you can borrow which then starts defining your home search, thus no time is wasted considering homes that are not within your budget. Getting pre-qualified also helps prevent disappointment caused by falling in love with unaffordable homes.
  2. A home loan estimate from your lender will show how much money is required for the down payment and closing costs. You may need more time to save money, liquidate other assets or seek mortgage gift funds from your family. In any case, you will have a clear picture of what is financially required.
  3. Providing a Seller your Pre-Approved for a mortgage demonstrates that you are a serious buyer when making an offer

Resource: Mortgage Calculator

Should I Understand My Funding Options Before Looking for Houses?

The short answer to this is yes, especially if you are a first-time homebuyer. Knowing the mortgage value you can afford to take out will allow you to search for properties exclusively within your budget, saving you much time and effort. In addition, there will be additional costs to purchasing a house you may not be aware of, such as taxes and insurance premiums. A mortgage professional will be able to advise you on the following, get you pre-approved if necessary, and start you on your homeownership journey.

Resource: Home Loan Professionals

Can I buy a home and sell my current one at the same time?

Yes, we regularly help clients figure this out. We understand you don't want to be homeless! While today’s hot housing market might make selling your home easier, it could also make buying one much more challenging.

Since no dream home is worth getting stuck with two mortgages, you need to learn how to successfully buy a home and sell your home at the same time. Don’t know where to start? We’ve got you covered.

One common tactic of buying and selling a home at the same time is writing into the contract a contingency clause. When you make an offer on your new home, you can make the purchase contingent (or dependent) on the sale of your current home. This contingency protects you from having to pay on two mortgages.

Contingency offers are not as strong as one without contingencies in a strong seller’s market. Sellers often receive multiple bids for their homes, and an offer with too many contingencies can easily knock you out of the running—and an unsold home is just about as big as a contingency gets.

Your real estate agent can advise you on whether or not a contract contingency is a good idea in your case. A lot will depend on your buying and selling timeline—but more on that later. Another common strategy is negotiating a rent-back period.

Are you trying to time the real estate market for your next home purchase?

We all want to find a house that meets our needs and is a great deal. Boise has been a seller's market for years now, so finding an underpriced home is rare. Many times, underpriced homes are sought out first, which then drives the price up. The Boise marketplace is hot and there is no indication that the demand is slowing down locally, especially after Covid 19. Currently, many homes for sale are seeing multiple offers.

Resource: Market Insights

Define your priorities in a home search.

What is most important to you and your family? What type of lifestyle do you want to have, and how will where you live affect that? Do you need to live near childcare or schools? Where are homes that interest you in proximity to work? Are you wanting to live in the foothills, along the Boise River, out in the desert, or near Lake Lowell? Are you looking for more rural, more city, mountain living, or something in between? Clearly identifying what is important to you is also helpful to your agent so they can truly help you find the ideal home.

Resource: Home Buyer Representation

How important is location?

Real Estate is driven by location but people are also getting very focused on getting close to what they love most: hiking, biking, fishing, retail therapy, or living far away from it all. People are moving to Idaho for its lifestyle. There is more to life than a job! Also, there is way more to do beyond the driveway.

How much land do you want and what will you do with it?

Do you want a smaller yard or possibly zero-scape? Are you looking for acreage or something with no neighbors? Some communities offer patio homes or townhomes where mowing is included in the HOA dues. Some people dream of having a large yard. Remember that a yard can take a lot of time between mowing and weeding the garden which may require more than you actually want to commit to year-round. As a note, land closer to Boise is more expensive and you are likely to find larger acreage parcels further away from the city. We recommend looking a little further out if you are looking for larger lots or acreage, although older homes are more liekly to have larger yards.

What does your house look like?

The possibilities are vast: Condominiums to farms & ranches; historical homes to brand new houses; near water to elevated panoramic mountain views. Is it a modern farmhouse, mid-century, or a log cabin? One thing about finding the perfect home is that it has to resonate with you. It needs to feel like home and be a house that tells people who you are. Pride is a big part of the decision. It has to be a place you want to show off whether you are entertaining friends or hosting a business dinner. Note: Keep in mind that you may have to find a balance between what you want and what you can actually afford today.

Is your home for sale today?

The more specific your search gets, the harder it gets to find that perfect house. Sometimes, a person is looking for a specific feature, location, or design element but it may not be listed for sale yet. Most home searches allow you to enter any number of criteria so you can narrowly identify what you are looking for. Depending on your situation, patience, and motivation, your home may be for sale tomorrow.

Is Renting or Buying A Better Option for Me?

Sometimes, you may feel like the best option is to continue renting because that’s what you have been doing for years. But sit back and think about what you really want for a minute. Do you intend to continue staying in this property for years to come? If so, you are better off buying. With favorable interest rates and affordable monthly payments, you will end up spending more in the long run if you keep renting. That’s not to say that renting cannot be more suitable under certain circumstances.

Should I Wait for My Current Home to Sell Before Buying A New One?

It’s possible to do it both ways. We explain the pros and cons of each:

  • Wait for your current home to sell: Although this will put you in the best position to negotiate when buying a new home, the danger with this is that you don’t know exactly when your current home will sell. It could take months or even years. Another risk you run is that you may end up without a place to live if your current home sells and you have yet to secure a new property.
  • Buy a new home before your current one sells: This can give you the security that you already have a move scheduled and a place to live, reducing much stress. However, this may cause a new problem where you are unable to make payments on your new home if your current one has yet to sell.

There is no one-size-fits-all answer; the best option for you will depend on your individual needs and concerns.

How do I know if the property is a good deal?

The Build Idaho Real Estate Team is very successful, we have helped more than 600 families buy/sell property since 2019. Working with a full-time agent who is familiar with the current market is powerful. Between their experience and expertise and insights from our team, we have our finger on the pulse of the market and are glad to share our experience. We also have access to an entire database of real estate information so we can do a market valuation on any property.

How Much Does a Real Estate Agent Cost? Is It Worth It?

Commissions are normally included in the price of a home by the seller and their agent. When you are buying or selling a house, you’re dealing with such a huge amount of money that one slight error could cost you tens of thousands of dollars, which can lead to months of migraines. So there’s no wonder why over 90% of all buyers and sellers last year chose to work with a real estate professional.

But how much does a real estate agent cost and more importantly, is it worth it? Maybe you’re dreaming about how much cash you could pocket if you don’t hire an agent? We get it, everyone wants to save money! But you might be disappointed at how little you actually save if you skip out on having an experienced professional consulting and guiding you through the process. So, before you decide if an agent is worth the cost, let’s consider all the value a great agent and real estate team provides.

  • Your real estate agent has your back whether you're a buyer or a seller. Agents have what's known as a "fiduciary" responsibility to their clients. They are legally obligated to put their clients' best interests first
  • Your agent understands how to write and negotiate a contract that protects your best interest.
  • Buyers usually have a pretty firm idea in mind of what they want in a property: from the number of bedrooms, to an attached garage, to any number of other must-have and must-not-have factors. You'll probably feel pretty comfortable looking at homes with that list tucked firmly in the back of your mind. But your agent will be alert for issues that might not cross your mind, such as property boundaries, furnace issues, leaks, roofing problems, and mold and insect issues. An agent will recognize the telltale signs of these problems and know how best to approach them. Again, this experience and knowledge can end up saving you thousands down the road.
  • Agents and Transactions Coordinators make sure that all the deadlines are met. They schedule inspections, coordinate with title & escrow, communicate with the other agent about questions that arise, verify that the lender is on task, and providing all documents needed at closing

 

Henry Ford once said that it proves that you're smarter than they are when you hire people who are smarter than you. The trick is to recognize when you need help and to find the right person.

Should I get a home inspection?

The answer is yes, even if it is a brand new home! Home inspections help you in so many ways.

  1. You do not want to move in and find out that your new home is going to require immediate repairs.
  2. While everything may seem to be in working order, an inspection can make you aware of future problems
  3. An inspection verifies the structure is sound as well.
  4. An inspection not only verifies you are buying a home that is as you expect but if it is not, it is reasonable to either walk away or negotiate.

 

Ask your agent about a Home Warranty as well!

Should I Hire A Real Estate Agent?

Whether you are buying or selling your home – or both – there are many benefits to be gained from engaging an experienced real estate agent such as Build Idaho. We make the process easier for you in numerous ways. This includes:

  • For buyers: We have a wide range of listings to suit different budgets and lifestyle needs located within various areas of Idaho.
  • For sellers: We can value your home accurately and reach out to a long list of prospective buyers. From professional photography and videography to staging services, you can be assured that your home will be painted in the best possible light in preparation for sale.
How long does it take to buy a home?

Most people start looking long before they are actually ready to purchase. Once you identify a home it generally takes 1 to 3 three days to negotiate and get an offer accepted. Part of the offer will include a closing date. The time needed to close on a house is mostly determined by how you are buying the property. If you are paying cash it can be within a week, as long as there are no title issues. If you are working with a lender, they will recommend how much time they need to finish all the paperwork including documents from you (bank statements, employment and income verification, etc) send to underwriting and then, forward to the Title & Escrow Company to prepare all the legal documents.

Should I buy instead of rent?

There are several major financial benefits of buying a home rather than renting a house or apartment:

  1. Tax breaks
  2. Financial gains
  3. Home value appreciation
  4. Equity
  5. Capital gains
  6. Freedom
  7. Security
  8. A sense of pride

Are you ready to buy? Ask yourself the following questions:

  1. Do I have a steady job?
  2. Have I been steadily employed for the last two to three years?
  3. Is my current income reliable for the foreseeable future?
  4. Do I have a positive bill-paying history?
  5. Do I have few outstanding long-term debts, like car payments?
  6. Have I saved for a down payment?
How is the real estate market right now?

The Boise home values have been appreciating consistently since 2011.
The city and surrounding communities have been getting regularly national recognition as a great place to live, work, and play for nearly 2 decades.
The local real estate market depends on new construction to meet the demand for housing. We need more inventory of homes for sale to bring appreciation back into something of a 'normal' market.

Real Estate Market Real Time Report

 

Living in Treasure Valley

 

The quality of life in Idaho is unmatched from many places people are moving here from. Most people are coming to Idaho for a safer place to live that is more affordable with access to plenty of outdoor and cultural opportunities. Homes across Treasure Valley are still reasonably priced, the cost of living is relatively affordable, violent crime is nearly non-existent, and the people make eye contact with you and smile when saying, “Hello”. The evidence is in the fact that Idaho is the fastest-growing state in the nation. It’s attracting people and families from all over the country. It’s attracting new and expanding businesses, and it’s simply a fantastic place to call home.

Boise, Idaho Demographics (2019 est.)

Population: 228,79016,282
Median Household Income: $49,209
Square Miles: 84.73
Elevation: 2,730 ft.
Pop. Density: 2,591/sq mi.
Median Age: 36.5
Unemployment: 2.4%
Median Rent: $1,194
Average Home Listing Price: $354,900

For Population 25+ years old

High School or Higher: 93.8%
Bachelor’s Degree or Higher: 38.3%
Graduate or Professional Degree: 14.3%

Sales Tax Information

State: 6%
Ada County: 0%
Boise: 0%
Property: 0.75%

Cost of Living Index (Compared to National Average)
Compare the average amount of money needed to sustain a certain standard of living in Boise compared to other popular cities:

  • Phoenix, AZ +2%
  • Miami, FL +23%
  • Anchorage, AK +38%
  • Dallas, TX +10%
  • New York, NY +147%
  • Los Angeles +161%
  • Seattle +171%
     

 

Home Values & Real Estate Trends

 

Boise Home Values market Action Index

The real estate market peaked in Boise around 2006 and then declined through 2010. Since then, home values have continued on a steady climb for 9 years. The current economic situation due to Coronavirus will have rippling effects on the economy and local real estate market: from home values, inventory of homes for sale, and how long it takes to sell a home. But thus far, it is still a strong market that has been recovering well. There has been a shortage of houses listed on the market for the last 5 years, but it is too soon to tell how all the changes will unfold. One thing that is clear is that Idaho looks even better as a place to call home! We love it here and you will too!

View Full Report

Boise Idaho Real Time Market Profile

How to Search for Homes

 

Find homes in Southern Idaho by setting up an online home search. Build Idaho will send you homes that match your search criteria almost immediately as new listings come on the market. It is important that you and your family are in alignment with what is important in your next home: location, lot size, bedrooms, bathrooms, square feet, garage spaces, schools, and any other important details. Be sure to define and prioritize your needs and wants just in case you are not finding the perfect home at the price you want.

Buying a home can be very complicated with legal contracts, inspections, contingencies, warranties, taxes, HOA dues, and many other hurdles every buyer and seller must navigate to get to the signing/closing table. Hiring a real estate agent will save you a lot of time and stress because they have the knowledge, experience, and services to walk you through the home buying process. In the end, fulfilling the American Dream of homeownership is a great reward!

Build Idaho offers the most extensive searches combined with the area's leading professional real estate services. When are ready to get started, contact us.

 

Making the Best Offer

 

  1. Get Pre-Approved. Have your home loan pre-approval letter, earnest money, and down payment ready to go. Are you paying cash? Wonderful! We should include proof of funds with your offer.
  2. When a home comes on the market that could be 'the one,' go see it immediately. Waiting until the weekend in this market may going to create a missed opportunity.
  3. Find out what is important to the seller and make your offer match accordingly. Do they need to close soon or do they have a date in mind that would work best for them? What price are sellers really looking for or need to net? It is interesting how often someone will share this information to help the buyer out.

 

 

Where to Live in Treasure Valley

 

Boise, Idaho

Would you prefer to live closer to downtown, the Foothills, or along the Boise River and the Boise Greenbelt?

Northern Boise is the perfect location for enjoying the natural beauty of the area. Some like to sit and take it in while watching birds or deer and others want to get in the middle of it it all. The foothills provide ample opportunities to mountain bike or any other hobby. Photographers love the panoramic views and the personal space found only in the foothills. There are hundreds of miles of trails within the Ridge to Rivers Trail system so one can travel from the Warm Springs area to Avimor. Don't be surprised by the prices, views like these and quick access to the Foothill trails come at a price but there are plenty of other homes for sale close by.

Downtown Boise also offers great cultural opportunities and nightlife from Shakespeare in the Park to the Egyptian Theatre. And best of all, this is a place you will feel safe exploring.

Southeast Boise is a highly sought-after area with established communities and mature trees everywhere. The location offers easy commutes to downtown with plenty of things to do such as the Boise River and Foothills just to the north. This area is best known for Micron and Boise State University.

The Bench has easy access to downtown Boise as well as the interstate. Shopping is plentiful along Orchard Street and nearby Vista Ave. The Boise Depot is a popular attraction that includes a lavish garden with goldfish ponds connected via a series of waterfalls. The Bench is approximately 60 feet higher than downtown Boise to the northeast, hence the reference to 'bench'. The Bench was an ancient shoreline to the old river channel. The Bench is home to the Boise Union Pacific Depot and older residential neighborhoods similar to those in the North End. Many are attracted to this area for its location but it is also becoming popular with people looking for homes that need to be re-modeled or completely re-built.

Southwest Boise is close to downtown and the Boise Towne Square Mall, meaning an abundance of services, shopping, and restaurants are within 15 minutes of most of this area. The World Center for Birds of Prey is a landmark for the area and is a great place to learn about birds in the area and from around the world.

West Boise is a phenomenal area. On one end you have the West Boise YMCA, and at the other is Milwaukee Ave with the Boise Towne Square Mall and all the shopping available there, including Cabela's, REI, and Best Buy. There are many established subdivisions and several new communities to tour. If you work at HP or in this area, it is very convenient to live here.

Northwest Boise runs with the Foothills. Views come at a premium price but the ability to see across Treasure Valley as the sun sets and across the desert to the Owyhee Mountains is a worthwhile investment. Property in the foothills is more likely to see deer, many bird species, and elk on rare occasions.

Be aware that if you are considering building in the foothills, construction can be more expensive as code requirements are much more stringent with considerations for erosion, fire, and the grade on which the home may be built. A home may require an engineer to work the land and an architect to design something more fire-resistant.

Life in the Foothills offers hiking and biking but there is also photography and bird watching. It is a special place to enjoy and get back to nature. Plus, who doesn't like getting to the top of a mountain! Search homes for sale in Boise, Idaho.

Eagle, Idaho

Eagle is one of the most popular areas for luxury homes. Many subdivisions have monument entrances, waterfront property, and even gated communities. There is so much to do in Eagle from the Boise River, Greenbelt, Eagle Island State Park, Eagle Bike Park, and access to the Foothills.

Many people build custom homes here, and others are searching for townhomes so they are not committed to so much yard work. Search Eagle, Idaho homes for sale.

Meridian, Idaho

Meridian is truly the hub of Treasure Valley. There are many businesses including The Village at Meridian shopping center, popular restaurants, and fun family activities.

There are plenty of subdivisions with different styles and prices. Some offer community pools, parks, and even community clubhouses with exercise facilities. Enjoy dozens of parks as well as a friendly community with fairs and festivals throughout the year. Search homes for sale in Meridian, Idaho.

Kuna, Idaho

For many years Kuna was looked at as out of the way. But now with many affordable homes in large communities and a slower pace of life, it has become very popular. Retail stores and restaurants are starting to follow as well. People love the way Kuna feels and how it is a quieter place to call home, but not far from Interstate-84.

Kuna is also the place to go to visit the Snake River Birds of Prey Conservation Area and Swan Falls Dam at the Snake River. The desert is an important part of living in Boise, whether you are looking for raptors and wildlife or exploring the desert trails. Search homes for sale in Kuna, Idaho.

Star, Idaho

Star has the reputation and feel of a small town with one stoplight, and plenty of privacy. The Boise River runs just north of town and foothills are nearby as well. Here you will find fox and wild turkeys as well as pheasants in the open fields. Star offers a slower pace and a small-town feel. Search homes for sale in Star, Idaho.

Nampa, Idaho

Would you like to find more house for less money without giving up the benefits of living in a suburban area? Check out Nampa. Enjoy Lake Lowell, Idaho Center, and many new developments across Canyon County. The increase in population has spurred many new retail stores and restaurants. Enjoy a slower pace of life and find your dream home. Land prices here are not what you find closer to Boise and Eagle so you can get more yard, more house, or both. Search homes for sale in Nampa, Idaho.

Caldwell, Idaho

Ranchers used to outnumber the city folks here and that atmosphere of western hospitality still exists. People love Caldwell because it is not Boise. Fewer crowds, less traffic, and less hustling mean you will get to know your neighbors and appreciate the simple things in life. As you drive into the country you will find fields of potatoes, sugar beets, onions, wheat, and hops. If you are looking for horse property or just acreage, consider moving to this beautiful area, which is also an up-and-coming wine region. Search homes for sale in Caldwell, Idaho.

 

Your Boise Home Search Ends Right Here!

Have you asked yourself if your current living situation is what you imagined for yourself and your family? Most people have never taken the time to imagine their ideal home, which is why they don't live there. You first have to imagine living there for it to come true. 

It is important to detail out everything about your ideal home and living situation. Start with the location and how it makes you feel. Where does the sun come up? Who is in the home with you? Who comes over to visit and what do you do? You walk into the kitchen what do you see, hear, feel? People are waking up and moving about the home...where do they gather? What are they saying? How do you feel? All homes were first an idea and with clarity, it can come true!

We understand that finding the right home, building lot, land, or investment property is not easy. Having a knowledgeable, local real estate agent who has helped clients just like you can provide peace of mind as well as assurance that someone is protecting your best interest. Our real estate team is dedicated to putting our experience and local knowledge to work for you in all phases of your real estate transaction: from finding the right property to negotiating the best deal, to closing. Build Idaho is one of the most respected resources and real estate teams for buying and selling in Idaho. We deliver the very best real estate services because you deserve no less.

We are also experienced in new construction. If you are interested in building a custom house or finding a brand new home to move into quickly, we can help. We are familiar with many of the 300+ new communities We also have several builders that we can recommend so you buy a quality home and have a great new construction experience.

We offer our clients an array of home-buyer tools to provide you the highest level of real estate services. Build Idaho has over a hundred Google Reviews to prove it!

 

 

 

 

 

 

 

Linda Yetter Google Review ★★★★★
5 stars - "In our household, Build Idaho is known as the Dream Team. If you're buying or building in the greater Boise area, you want these people taking care of you."