$1,290,000  Idaho City, Idaho
Here's an opportunity to purchase a very profitable business with all of its buildings and improvements in historic Idaho City. Trudy's Kitchen is located right on Highway 21. Not only can you buy one of the most profitable businesses in town, you also get all of the equipment, 1.54 acres of land, the 10 year old main restaurant building, a nice log cabin, comfortable duplex, 1,809 sqft mobile home and additional rent-able RV spaces.
Call Cameron Colgan 208-871-0773

$269,500  Meridian, Idaho
3bd 2.5 bath 1846 sq ft home in the Glennfield Manor community on the end of a cul-de-sac. Huge 3 car garage, RV Parking and two sheds allow for amazing storage and room for all your toys. The backyard is a beautifully landscaped park like setting. No HOA fees!
Call Valerie Gray 208-272-0227

$774,990  Eagle, Idaho
GUEST house-1523 sqft-detached with Main house, 3845 sqft on 1.06 acre. Park like setting-Beautiful Victorian with circular drive and all the beauty you'd ever want in a home or yard. Seriously updated on every level. All bathrooms have granite and travertine as well as both kitchens. JAMES CLYDE built the guest house in 2010-the rest of the house has been updated. The backyard is a paradise with a huge pond, waterfalls, stream and fountain. Huge covered Patio, so many trees and shrubs bring such beauty.
Call Valerie Gray 208-272-0227

$49,950  Fairfield, Idaho
Offerings like this one do not come along very often on the Camas Prairie! This generous sized parcel with its willow studded, West boundary (Elk Creek) and amazing ponderosa pine dotted foothill views is ready for you to make the next move. Take the time to wander the edges and interior of this great find, the resident wildlife and soaring red tail hawks will be there to greet you. Don’t miss Vimeo video of Lot 7 Block 2 at: vimeo.com/226668123 or see unbranded video tab below.
Call Steve Claridge 208-539-2833

$655,000  Nampa, Idaho
Fabulous quality in desirable area. Expansive Hardwood floors, intricate Wood trim, Crown molding, Coffered ceiling & Beautiful Rock Fireplace! Kitchen boasts custom Cabinets, 2 Ovens+ Speed microwave, Granite, SS, huge Island,Pullouts & 2 Pantries! 4 Beds +Den & up Bonus w/1/2 bath! Private Master*Dual vanity, tub, WI closet & shower w/2 heads! Granite & Tiled laundry & baths. Epoxied gar floor. Landscaped, growbox & large .81 lot just waiting for your shop, patio or pool! Close to Costco, St Luke's & I84.
Call Sue Kropf 208-405-5785

$52,000  Wilder, Idaho
1.28 Acres has irrigation water close to the Snake river and Golf course. New pictures are coming soon!
Call Rufina Mendez 208-954-0881

$249,900  Boise, Idaho
Highly desirable single level with RV parking in Columbia Village! Situated on a quiet cul-de-sac close to the Simplot Sports Complex and all the popular trails. Columbia Village center includes 4 swimming pools, tennis court, indoor racquetball court, workout room, library & disc-golf course. This desirable home includes new interior paint, new carpet, new vinyl floors, washer, dryer, attached 2 car garage, no rear neighbors & awesome curb appeal. YOU WILL NOT WANT TO MISS THIS ONE!
Call Oscar Cortez 208-739-7111

$1,199,900  Boise, Idaho
Spectacular unobstructed city & foothill views! High design renovation privately tucked away on nearly an acre. Main level living is open with natural light pouring in from windows. Capture sweeping views while entertaining in the modern cook's kitchen designed w/ high-end appliances & cabinetry. Upper level is dedicated to the luxurious master suite where you can soak in the Jason MicroSilk tub or watch the sparkling city lights from your private deck. 2 beds, bonus & bath on lower level w/ patio.
Call Cindy Ritchie 208-284-7090

$299,000  Nampa, Idaho
3436 sqft on one level. Almost one acre. Two HVAC systems. One heater is new and one AC is newer. View of the Owyhee’s from the front living room window. 1 of the 5 bedrooms is used as an office. Walk-in closets in 2 bedrooms. Master BR has jetted tub and separate shower. Big back yard patio and no back yard neighbors. Very quiet road-cul-de-sac and great neighbors. Bring your horses, chickens.
Call Valerie Gray 208-272-0227

$729,900  Boise, Idaho
Gorgeous in this rarely available foothills setting on a 1/3 acre designed for outdoor fun with 20’ waterfall & outdoor gas fireplace table under the gazebo. Abundant upgrades & updates, hardwood floors, new windows, renovated kitchen, a light and bright basement apartment with full kitchen. Every detail considered. Open air kitchen with granite, island, built,eat in dining. Mster overlooks gardens with its hardwood flooring & sprawling vanity areas. Access to trails, Hyde Park, Bogus Basin & downtown.
Call Marty Siebertz 208-336-9600
IdahoRealEstate.com Blog

Quality of Life Abounds in Boise!

5/15/2018

For those of you fortunate enough to be a “fifth generation” Boisian/Idahoan, congratulations! For those of you who have discovered the Boise area and migrated from elsewhere, again, congratulations! And for those of you who have yet to visit and immerse yourself in all aspects of Idaho life, well, what are you waiting for?

The joke here is that Idaho residents are supposed to tell non-Idahoans, “Don’t come! The weather is terrible and the fishing even worse!” Both statements are, of course, misleading and designed to frighten away most people, selfishly keeping the pristine beauty of the area all for ourselves.

Truth is that life in Idaho is unparalleled, especially for people moving here from the “right and left coasts”. The cost of living is comparably low, the residents are truly friendly and helpful, the four seasons are each uniquely stunning, to name just a few highlights. I often say that “living in Boise is like living in a Norman Rockwell painting”.

So seriously, what ARE you waiting for?

Amy McMahon
951-295-7017
amy@atova.com



Best Time to Sell...NOW

4/30/2018

Most people shop for homes when the weather is nice out, so with Southern Idaho's spring climate, influx of people, and interest rates, the time to sell is NOW.

It is a "sellers market" - those words echo right now more intensely than probably any other time in the Boise Metro area. Idaho, and especially the Treasure Valley, is experiencing tremendous growth. Forbes magazine says that Idaho leads the pack, with the Boise area specifically standing out...and it will keep growing.

The Boise area's low available home inventory is sending potential homebuyers into packed open houses and resulting in bidding wars that sometimes include competing all-cash offers. Real estate websites and government data show that homes in Southwest Idaho are selling faster than last year, and many are going for higher than asking prices. What more could a seller ask for?

Buyers are learning to fall in love with a house much faster than ever before, and using social media and YouTube to purchase homes sight unseen.

The traditional best time to sell is between March and June, however, this year, the entire summer looks to be a key optimal selling window.

Interest rates are low right now. For each side of the transaction, low interest rates can help make a transaction possible for those buyers that may have credit challenges. In the first week of May 2018, the average interest rate for a 30-year fixed-rate mortgage averages 4.5 percent.

While mortgage rates aren’t expected to spike significantly this year, they are forecast to increase overall. The Mortgage Bankers Association predicts 30-year fixed-rate mortgages will rise to 4.6 percent this year, and it expects rates to rise to 5 percent in 2019 and 5.3 percent in 2020.

Even though the optimal time to sell your home varies depending on personal and regional factors, one thing is certain: the best time to sell a house in Idaho begins NOW.

Cheryl Jensen
208-861-0854
cjensen@atova.com



Vacation Rentals

3/14/2018

Staying in a vacation rental while visiting a new place can really enhance the trip! Having a kitchen and laundry facilities can help keep costs and packing to a minimum. Particularly if you have a family or group gathering, the cost is usually less than multiple hotel rooms, and you can enjoy a living room for movies, games and socializing. Often a nice outdoor space is provided for BBQ’s, perhaps even a hot tub or pool! Most areas now have a plethora of choices available on-line.

As a rental property manager and Realtor I’m often asked my opinion of furnishing a house for this purpose. A few years ago I would have said yes it’s worth it, but the popularity of vacation rentals promoted by a recent website has caused a glut on the Boise market. I can find 306 properties on that website today! When I began offering my townhouse as a furnished rental in 2007, it was one of two! The result of supply and demand has driven the price down to the point that I plan to return to using it as a traditional rental. Because rents have gone up quite a bit in the last couple years, and nightly rates have gone down, the potential for higher returns just isn’t worth the amount of extra work involved. At least not for me, in my opinion.

Vacation rentals require a tax permit. Since they compete with hotels the law requires the same taxes to be collected. All rentals require state sales tax (currently 6%) plus the Idaho travel and convention tax of 2%. If you are close to downtown and in the Greater Boise Auditorium district another 5% is required. Collecting and remitting these taxes is the responsibility of the owner and stiff fines are levied for non compliance. Trust me they watch the websites! Stays of more than 31 days are exempt.

Furnishing, decorating, equipping the kitchen with dishes, flatware, appliances, staples; linens and paper supplies for bathrooms and bedrooms; propane for BBQ’s, hot tub maintenance, etc. can be quite expensive initially and ongoing. Constantly booking, collecting, inspecting and returning damage deposits; scheduling cleaning between each booking and maintenance when needed; all take a lot of time! There are management options available that usually take about 20%. Probably worth it for all that work, but again cut into the bottom line. Insurance rates are higher for short term rentals, plus the owner has to pay all the utilities.

Traditional rentals in Boise are in high demand and owning one can be a great way to build wealth! I’m happy to answer any questions about rentals, as well as buying or selling any residential properties in the Boise area. Feel free to call me!

Jan Allen
208-841-4711
jallen@atova.com



The Time is NOW

1/30/2018

If you’ve been considering buying a home in the Treasure Valley, then you will have noticed that inventory is low and homes are in high demand. Boise has been showing up on all sorts of top ten lists – it was named top 10 cities for Veterans (2017) according to Wallet Hub, Forbes placed Boise on America’s top 25 fastest growing cities (2017), Boise was #8 on the top 50 safest cities in the world according to the Daily Meal (2017), and Nerd Wallet listed Boise as the #5 best cities for quality of life (2017). The growing local population coupled with out-of-state buyers who are moving in has led to a 68% decrease in existing home inventory over the past 3 years according to the National Association of Realtors.

The Spring season is almost upon us, and with the warmer weather will come the rush of people looking to buy homes in our area. Given the popularity of this area coupled with historically low inventory levels, this can seem like a daunting time to try to purchase a home. However, with the right preparation you can stay competitive in this Sellers’ market. Here is how you can do just that!

1. Be Prepared - Being prepared to move quickly is important. If you are considering buying a home, begin the process now by finding a lender that makes you feel comfortable. If you will be financing a home, make sure you are not only pre-qualified, but pre-approved. Having a pre-approval letter available to submit with your offer will strengthen your position. If you are a cash buyer, make sure to have a proof of funds letter available from your bank manager.

2. Be Flexible - When you are ready to start your home search, make sure that you can spend time – not only to view properties, but also to sign documents and set-up follow up appointments within reasonable amounts of time.

3. Know what you want - knowing what neighborhoods you’d like to consider, and knowing what you and your family want vs. what you need will allow you to narrow your search more quickly and zero in on the right properties without wasting time.

4. Stick to your Budget - Chances of negotiating a sales price down in this market are not great. In some cases, homes are selling for above list price, so sticking to your budget is important to prevent spending time on a deal that may fall through in the end. In situations with multiple offers, it is not always the highest price that wins the deal. Offers with fewer contingencies can sometimes win-out over a higher priced offer. So, knowing your budget and your best offer is important.

5. Have a great agent! - We are here to help you and it is never too soon to consult with a real estate agent. At Atova, our agents can support you through the entire process and it won’t cost you a thing. We can help you find a lender that you are comfortable with, we can show you homes that fit your needs and your budget, and we can be your partner through the entire transaction to make sure that you get a fair deal and find the home of your dreams.

Stephanie Parrish
208-995-6121
sparrish@atova.com



Winter: It can be a hot time if you’re a buyer

1/8/2018

The dog days of winter are upon us. The festivities of the holidays are behind us. From coping with cold and dealing with snow and ice… for many people, Spring can’t get here soon enough.

But if you’re looking to buy a home, there’s no need to let the winter blues set in. January and February are great months to be on the lookout for your dream home.

Sure… budding flowers, blooming trees and the return to green grass signals Spring is here. And for some folks, warmer weather also signals the start of the house hunting season. But, greener grass means you may be forking over more green for your new home.

What are the benefits to buying now?

1.) Sellers are more motivated to sell. Hey, they’re ready and willing to pack up, bundle up and move out during our cold weather. That means they may be more willing to negotiate, whether it’s on sales price, closing costs, including appliances and more.

2.) A seller may be forced to sell and move during the winter due to job change, personal or financial issues, divorce, etc. It plays into a buyer’s favor. That seller may be more motivated to make a deal.

3.) Fewer buyers to compete with. I can’t tell you how many times I experienced competing offers for homes over the summer. That changes in January and February. It is true that there is less inventory (number of homes on the market) over the winter. But, there’s also less competition.

4.) Prices are lower. You may not see extreme drop in prices. But, prices drop. According the Boise Regional Realtors, the median sales price last August (2017) in Ada Coounty was $274,900. In November, that number dipped to $269,900.

5.) Interest rates are still low. While there is no way to predict for sure what will happen to rates as we move through 2018, according to a recent Forbes article, the Federal Reserve’s FOMC says two to three rate hikes are possible this year.

So brave the cold, pull on a winter coat, and get out there and house hunt. Remember that in the U.S., it is still a great time to invest in real estate. The market is strong and interest rates are still low.

Paul Fredericks
208-515-6440
paul@atova.com



Winter is here

11/30/2017

The cold months are upon us, the winter season is here, and you find yourselves needing to sell your home. Sometimes the best laid plans escape us as life gets in the way. While, traditionally in real estate, this season can see a slowing of the market, there are still many things that home owners can do to keep their property interesting and notable for buyers.

As we enter the holiday season, many home sellers ask if holiday decorations are appropriate given that the home will be seen by potential buyers. Tasteful and subtle decorations are always welcome and can,in fact, add charm and warmth to the home. Decorations such as a front door wreath with color and a little sparkle can add a lot to the look of the front entrance. Outside a simple strand of small white lights can add some definition and light to the landscaping during this dark season. Consider additional outdoor lighting that illuminates your front walk. Decorative lanterns and sconces can help the outside of your home feel very inviting. Some sellers take this opportunity to paint their front door with a bright color to help the home stand out during this darker time of year.

Make sure that outdoor home safety is always a priority. Ensure that buyers have easy access to the home, not encountering ice or snow when getting to the front door. Always keep sidewalks, walkways and driveways clean and clear.

Inside the home, decor such as a simple pine centerpiece with candles will feel welcoming and inviting. As one can expect, it is important to stay away from themed decor that can keep a buyer from seeing themselves living in your home. Make your interior space winter welcoming - light fireplaces, use cozy quilts on the beds, and remember to turn lights on to overcome the dark days!

There is no getting around the fact that there are fewer buyers during this time of year. While we can’t change that dynamic, we can be comforted by the positives of a winter home sale! Remember, while there are fewer buyers there are fewer homes on the market as well, which translates to less competition for the seller. Typically, winter buyers are serious buyers not out looking to “just familiarize themselves” with the area. Here in Ada county, the market remains about 60% as active in winter as it is during the busiest time of the year.

2,115 homes were sold in Ada County during the three slowest winter months last year. That’s a bit more that 35 homes closing escrow every single business day throughout the winter season and there’s no reason your home can’t be one of them!

Carol Relf
208-761-2652
crelf@atova.com



ARE HOME SECURITY SYSTEMS SABOTAGING YOUR PURCHASE?

8/24/2017

Scene 1. You’ve found the perfect home! You stand in the living room with your agent and chat about your love of the home and how you cannot live without it. You begin discussing offer strategy before heading immediately to the closest restaurant or Brokerage to write an offer.

Scene 2. You’ve found the perfect home! Except for the kitchen, which you have deemed a deal breaker. You talk with your agent about how much it is going to cost to renovate while expressing your opinion about how the previous update was done. Still, you want to prepare a LOW offer, as everything else is exactly what you need.

Scene 3. You’re viewing a “terrible” home. You question your agent’s reasoning for bringing you here. Your agent expresses your primary needs, budget, location and how much potential the home has. You are not interested and you leave. After several days of looking at other options, you decide the “terrible” home, actually might be the one.

Scene 4. You’ve found the perfect home! The location, features and price are exactly what you need. As you make one final walk through the home, one of you makes a simple comment about lifestyle, décor etc. You leave with your agent excited about writing an offer and potentially buying your dream home.

All of the above situations seem normal and harmless. Yet, each of them are a potential concern. A lot of homes have security systems. You notice the sign in the yard or sticker in the window and don’t give it much thought. The majority of homes have the less obvious and far more effective systems or devices (computers, laptops, Smart TV’s/refrigerators and nanny cams), all of which can be accessed via the internet. If it is video only, you may be ok, as the viewer can only observe body language. However, the bulk of these devices have mics… The viewer can not only see you, they can hear you.

Have you given away your perfect home by inadvertently damaging the deal? Did you give the Seller the upper hand in revealing too much about your finances, timeline or situation? Did you offend or insult the Seller with comments that may cause an emotional reaction? Are they now going to be less likely to negotiate or be overly aggressive in their negotiations? It’s possible. Can you risk it?

Buying and selling real estate is a business transaction, but there are real people with real feelings involved. Agents and Buyers should err on the side of caution. View the homes as if the Seller is standing right next to you. Be respectful of their home and belongings, while keeping reactions to a minimum. Then, you can discuss the good, the bad and the ugly in the privacy of the car, the Brokerage etc. Doing so, might make the difference between it being your dream home or someone else’s.

Sean Martin
208-283-8691
smartin@atova.com



6/26/2017

In case you haven’t noticed, Boise’s downtown area is experiencing an unprecedented construction boom with at least 7 major projects under construction or in the planning stage in the downtown core alone. Boise Planning Director Hal Simmons attributes this surge in part to the Great Recession. He believes it refocused attention back to the downtown. And this trend is playing out in larger cities across the Pacific NW and West.

If you’re thinking of downsizing and getting rid of the lawnmower and paint brush, there’s never been a better time to consider buying a downtown condo. Yes, it’s a lifestyle change and one you have to carefully plan for, but the payoff can be huge. Everything is within a few blocks of you…restaurants, espresso bars, theaters, shopping, sports venues, and upscale markets, to name a few. However, you need to do your homework and be prepared for some challenges along the way.

The biggest challenge is that condo mortgages are tougher to get than traditional homes. The “Housing Opportunity Through Modernization Act of 2016” was touted as a law that would dramatically improve long-fought restrictions on FHA financing for condominiums. Its intent was to change FHA condominium rules and make it much easier to get condo projects certified by FHA, giving Realtors more options for clients looking to purchase a condo with an FHA mortgage. However, to date that simply hasn’t happened.

Lenders impose a different set of rules on you when you buy a condo. They may sometimes require a larger down payment and charge you a higher interest rate. The majority of homeowners typically get “conforming” mortgage financing when they purchase a home. This means that their loan meets Fannie Mae and Freddie Mac - government-sponsored agencies who purchase a lot of loans - minimum standards. These agencies use the term “warrantable” to identify condo project against which they’ll allow a mortgage. Those projects that don’t meet their standards are labeled as “non-warrantable,” and non-warrantable condos are harder to finance.

Is your heading spinning yet? If so, don’t worry. You just need to find an experienced Realtor and mortgage lender who have “been there, done that” to help guide you through the maze. You can purchase the condo you desire AND get reasonable financing if you choose your team - your Realtor and lender - wisely. Don’t be afraid to interview them and ask them about their experience in successfully closing condo transactions. Remember, you may suffer some short-term inconvenience to condo ownership, but in the long run it’s worth it!

Kelly McCune
208-914-5724
kmccune@atova.com



HIGH DEMAND FOR BOISE VALLEY HOMES CONTINUE

5/31/2017

Boise is such a fantastic place to live and work! Boasting an abundance of year-round activities, including hiking, biking, rafting, skiing and snowmobiling, the treasure valley has a lot to offer any outdoor enthusiast. Boise downtown (Bodo) is alive with art, culture and various activities. Boise State is becoming a sought-after university. There is also has a growing wine and craft beer industry here. The area is bustling, and everyone is ready to enjoy the summer sunshine!

With Boise's attractive livability factors, and strong economic growth forecast, including a very positive jobs outlook, there is no wonder why this beautiful area is getting so much attention! However, there has been another phenomenon brewing -- the hot Boise housing market! And, indicators show it is getting hotter! There's no question as to why so many people want to own a home here! Yet, you may wonder how has this affected the local real estate market recently?

This spring there was considerable pent-up demand for homes after emerging from a winter of record-level snowfall. Tight inventories were already present throughout 2016, and the "snow effect" only added to the scenario as we began 2017. Finally, more listings are emerging. However, demand for homes has still been greater, outpacing available homes to purchase. At the same time, home sales have decreased! What does this mean? At this time, it is merely a statistic resulting from the fact that not enough homes have been available to buy. There are currently more homes pending (under contract) than there are for sale. Many, who have previously been on the sidelines, including Millenials and other first-time home buyers, are now deciding to take advantage of low interest rates and special programs currently offered to purchase a home. Competitive bidding has been common in many areas. Homes listed in the lower price ranges typically aren't staying on the market long. Some, not even for a day. All these factors are indicators that the prices of homes in the Boise Valley are continuing their trend upward.

If you're thinking about selling a home, this is all great news! If you're looking to buy, you can still take advantage of today's low interest rates and achieve your dream of home ownership! With rising rent prices, why rent when you could buy? Home prices in the area are still considerably lower than most metropolitan cities. Whether buying or selling, using a real estate professional can be your smartest decision. We use our training and experience to negotiate through the uncertainties and stressful complications that can occur in any transaction. We are in an extremely active real estate market. Use our expertise. Let us be your guide to navigate your next successful offer!

Jo Stearns
208-954-1230
jstearns@atova.com



Home ownership is a huge responsibility

5/1/2017

For most people their home will be the largest debt they will ever have. It may also result in the best financial decision they will ever make.

Home ownership is not for everyone. However, it is one good way to keep up with inflation and the increasing cost of living. Most often property values will increase with time and growth in the community.

Purchasing a home can be stressful and time consuming. Things like Down payment, Location, Monthly payments, taxes, utilities, schools, commute to work, and the neighborhood can all contribute to excitement and stress.

I understand there can be a lot of fun and enjoyment in doing everything yourself, however, there are many important issues in the home purchasing process.

Here is where the help of a professional Real Estate agent can be a great benefit. The Agent will be able to help with:

Locating the right home.
Selecting a Mortgage Company.
Selecting a Title Company.
Find a Qualified Home Inspection Company.
Identify the schools your children may be attending.
Identifying the services available in your new neighborhood.
Negotiating the purchase price and submitting a strong offer.
Navigating the time constraints.
Closing the deal.

The Agents primary goal is to assist the buyer in finding and purchasing the home that fits the buyer’s dreams and needs the best.

There are few things in life more satisfying than owning the place you call HOME.

In my next Blog I will talk about the Agents role in helping a home owner with the sale of their home.

Hector Juillerat
775-842-2285
hjuillerat@atova.com