$467,775  Caldwell, Idaho
This incredible home has it all, starting w/entryway opening up into a spacious great room featuring 9' ceilings & a fireplace. The dream kitchen has granite, large breakfast bar, island w/stainless steel appliances. Master suite has a coffered ceiling, walk-in shower & soaker tub. Enjoy gatherings on your spacious covered patio. This 4 bedroom, 2.5 bath with bonus room on 1 acre has it all! Bring your small or big acreage animals and plenty of room for toys. Across from Purple Sage Golf course.
Call Danny VanZandt 208-697-0229

$199,000  Boise, Idaho
Lowest priced premium 3.21 acre view lot nestled in North Boise Foothills. Bring your own builder or utilize the completed building plans for a stunning 4466 sqft home designed by Dwelling Designs and King Construction. Enjoy your spacious unobstructed lot with partial DT views. Ideal for access to outdoor activities, mountain biking, hiking foothill trails and a direct shot to Bogus Ski Resort. Just minutes from DT Boise, Crane Creek Golf and Country Club, Camels Back, and Hyde Park.
Call Todd Bedegi 208-440-7253

$525,000  Meridian, Idaho
STUNNING, Former Parade Home has it ALL!! VERY desirable split floor plan, w/spacious Master Suite /on one side, and three bedrooms on the other. One of these has a separate entry w/ bath/laundry; can/ be used as Guest Suite, or office, name it! Lovely plank hardwood flooring, Bosch/Therm/ador Kitchen, Grand Fireplace in Great Room. Gated entry patio & rear covered patio offer relaxing,/ cool summer use. Energy ratings & landscape grant lower cost/maintenance effort. Pls see Features Doc!
Call Debowden Bauer 208-573-4487

$229,000  Emmett, Idaho
Your own piece of heaven! Ten prime acres nestled at the end of a quiet country lane in the peaceful little community of Emmett, yet just minutes from Boise! You’ll love the mountain views, wildlife, and proximity to the Payette River, Black Canyon Dam, foothills and the Butte for hunting, fishing, boating, hiking, biking, ATV, etc.! Property is irrigated and partially fenced. Go back to property via small private lane off of Wilson Lane. Building permit on file with Gem County Planning and Zoning.
Call Monique Zehner 208-440-4489

$299,900  Nampa, Idaho
Two Homes on one large lot. Here's a great property with a traditional stick-frame home in the front, and a Manufactured/Portable Home in the back. Everything is Sold "As-Is"- A little TLC for both homes and they will shine for you as a residence with a rental unit,or two rental units. Animals are welcome on this property, per city guidelines, and there's lots of room for extra cars, toys, boats or RVs. Information deemed reliable but not guaranteed.
Call Jeff Harris 208-761-6635

$299,900  Nampa, Idaho
Two Homes on one large lot. Here's a great property with a traditional stick-frame home in the front, and a Manufactured/Portable Home in the back. Everything is Sold "As-Is"- A little TLC for both homes and they will shine for you as a residence with a rental unit,or two rental units. Animals are welcome on this property, per city guidelines, and there's lots of room for extra cars, toys, boats or RVs. Information deemed reliable but not guaranteed.
Call Jeff Harris 208-761-6635

$275,000  Elk City, Idaho
Here is your chance to match work with lifestyle. We are offering a combination building housing a cafe, general store, large garage with storage area, and a cozy, 1,066 sqft living space upstairs. The store has the only gas pumps in town and both of the businesses are profitable. FF&E and inventory are included in the sales price.
Call Cameron Colgan 208-871-0773

$2,315,000  Boise, Idaho
A place in the "Front Row"; 140 W. Skylark Dr.--This property offers a fabulous upfront city view, frequent light shows at sunrise and set, location provides privacy on the end of a no-through street just 17 city blocks from the Idaho State Capitol and makes a great option from a downtown condo, except of course this property provides more outdoor space, an attached 3 car garage and there are NO HOA dues/assessments. In final stages of construction.
Call Hector Juillerat 775-842-2285

$498,100  Star, Idaho
Class personified! Immaculate stucco single level features 10' coffered ceilings, extensive millwork, ceiling high stone fireplace w/built-in cabinets. Stunning kitchen plus Butlers Pantry, custom cabinets, island granite and quartz counters, gas cooktop, dbl oven. Light open bedrooms, walk-in closets, large laundry, easy flow throughout. Oversized 1152 sf garage 40' bay 14' garage door. Outdoor entertaining mecca features two patios, upgraded decking plus expensive trees/bushes affords ultimate privacy.
Call Sandy Post 208-867-9736

$334,900  Nampa, Idaho
Unique opportunity to secure a sizable parcel in a rapidly transitioning area that will likely have commercial or industrial application in the future. Parcel has 48 X 80 concrete block structure w/(3) large, bay door accesses. Part finished second level. Partitioned office space. Interior pit workspace for underside auto service. Approx. 188 feet paved road frontage. Water / Sewer available. Close to interchange for easy freeway access. Possible owner financing. Also for sale 1402 E Karcher.
Call Steve Claridge 208-539-2833
IdahoRealEstate.com Blog

Treasure Valley Real Estate Trends for 2019


With a new year comes new development in the real estate industry. Be sure to watch for the following trends in the year to come.

1.) Developers will ride the wave of the live-work-play lifestyle. The demand for multi-family housing with live-work-play amenities will continue to grow in and around urban areas. This lifestyle trend allows people to live and play near their workspace to avoid long commutes and to act on their desire to live more sustainably. Companies that offer these attributes, in central locations, will continue to be very attractive.

2.) Opportunity zones will be a key target for investors. The added tax incentive created by the 2017 tax reform will continue to encourage investments in low-income census tracts designated as “opportunity zones”. With the ability to defer capital gains, investors will continue to invest capital and revitalize distress neighborhoods in primary and secondary communities valley wide. Under the current tax code, the investments must be made by Dec. 31, 2019, so this investment tool is expected to be widely used in the year to come.

Portions of this article can be credited to Anna Eberlin @ Holland & Hart.

Steve Claridge

Supply & Demand in the Real Estate Market


Sellers Consider This!

Springtime brings us an increase in demand and values increase. If your timing is right, before the number of homes on the market increases, you may sell your home for TOP dollar. As supply increases, this can affect your pricing and the overall market inventory. Now is the time to list your home!

Like all sellers, you want your home appealing to a wide range of buyers searching in your asking price. However, to stand out in the market and get TOP dollar you need to make your home look as desirable as possible.

Tried-and-true tactics such as painting, cleaning or replacing carpet and decluttering can go a long way toward achieving this goal. Simple home staging tips can maximize your home's WOW factor, leading to a quick sale. Clean & Shiny Sells!

Your Realtor will help you with this as they are not emotionally connected to the decorations and photos you have lovingly placed around your home. Please pack up your personal belongings and minimize your decorations. You will be moving soon and so nice to have most of your things nicely packed up now. Think of this process as a head-start on the packing you will eventually need to do anyway.

We need your Potential Buyer to look at your house. Not your personal belongings, pictures and trophy’s. Empty and lightly decorate your shelves. Declutter and organize closets and cupboards so Buyers can imagine placing their treasures & artwork in your home. We want them to visualize moving themselves in.

Plants are soothing. Consider placing a pot of colorful flowers at the front door, at other areas like back patios, or dining room tables. This is exciting to the eye and a WOW*! Yellow evokes a buying emotion. Marigolds are inexpensive.

Check & Clean Curb Appeal. If a buyer won't get out of their agent's car because she doesn't like the exterior of your home, you'll never get her inside.

Enjoy this process. You will be living differently when you keep your house “Show Ready!”

You may be surprised how much you like your home with fewer things in closets & cupboards!

Buyers Remember This!

Demand increases and therefore so does the price. Springtime brings many buyers and sellers with a high demand. Creating multiple offer situations, short days on market and sold prices going over the asking price.

If you find a house you love and it fits your needs please don't wait! Our market is a Seller's market. Fast paced, short days on the market, with low inventory and values are going up. The days of Short Sales and many Foreclosures are long past. If you think it is a good deal, so do many others.

Also consider the interest rates are still very low with predictions of another jump in 2019. If you are thinking of Buying or Selling now is the time!

Be sure your Realtor clearly understands your desires and budget. Discuss preferred ways of communication and convenient times. Everyone has different expectations, please be open and honest about yours. The more you tell me about your wants and needs the better I am able serve you!

Buying and selling a home is an emotional purchase with many details. You make the decisions; I control the process so all falls into place on the timeline you have selected. My commitment to service and integrity along with my drive to “get it right” ensures you a smooth, successful path to the closing table.

I offer you over 35 years of customer service, business management, sales and negotiating experience. I am honest and enjoy problem solving while delivering to you ethical representation! Investors and home owners alike appreciate my compassion for their needs as well as my diligence in research and finding answers. Strategy is as important as attending to the details and I delight in helping you with both.

My passion is to work hard for my buyers and sellers. It's so satisfying to help them achieve their goals! Please contact me when you are ready for a great experience for your next Real Estate Transaction. I am excited to help you when you are ready!

Thank you,

Sue Kropf

What does a Full-Service Rental Property Management Company do?


Here is an example of what to expect from a full-service property management company. Each company and contract will be different.

*Advertising your property. (This may take the form of newspaper ads, online presence, social media marketing, etc.)

*Interview prospective tenants, screening and leasing

*Bookkeeping, including collecting rent and or additional fees.

*Addressing any issues with the tenant and or repairs.

*Cleaning the unit.

Other considerations:

* A vacation rental management company will let you know what kind of items you need to have inside the unit before it’s ready to rent. Each management company will have a slightly different list of required items.

* Before you sign the agreement, be clear on exactly what duties or services (pay property bills or taxes) will be provided and the monthly or annual fees.

* Some property management companies have a la carte programs allowing, you to do some of the tasks yourself, and allow the company to take on the others.

Hiring a property management company can be a great assistant to owning an investment property. Know what your situation requires and research several companies before signing up.

Susan Lusk

Why it is important to have an Agent when purchasing New Construction


With the growth in the Treasure Valley, new construction is a large part of the Real Estate Market. When home buyers begin their home search, a lot of questions arise when it comes to building a home or buying new construction. The first thing that many consumers should know is that having representation in the form of a Real Estate Agent is important and very helpful in the process. A lot of builders have model homes and sales centers where buyers can go and sign a contract with the builders agent who are sitting in the homes. However it is so crucial to have someone who is representing you and looking out for your best interest throughout the process.

Another question people ask is if they need to get a construction loan. Most of the build jobs happening in our Valley do not require a construction loan, it requires an earnest money check to the builder that is nonrefundable and after that it is a normal loan that you do not have a mortgage on until the home is complete and closed. There are so many different levels of builders and the process can be different from builder to builder so finding a builder that fits your budget, time frame and needs will help make the process smooth and enjoyable. This is also where having an agent is helpful in navigating the search process, especially one who has experience with a variety of builders.

The building process is currently taking about 6-9 months in the Treasure Valley with options of buying specs at various stages with limited selection options if needed to fit your time frame. Some consumers rule out building because they automatically think it is too expensive and too much work. While this can be the case, most new construction is pretty equivalent to Market Value and you can always find a builder who fits your budget. The caution is with customizing a home is upgrades can easily add up placing a home well over market value. For that reason many builders do ask that you pay for upgrades out of pocket rather then adding them to the purchase price. New construction homes that are purchased with a loan still undergo an appraisal. Of course depending on your financial situation and what you are looking for in buying a home this may or may not be a problem.

Building and buying new construction can be overwhelming and stressful when you start, but if you have the right people on your side, you will be taken care of and the process can be a blast. Moving into a brand new home that is fresh and under warranty provides home owners with a sense of comfort. Most builders provide a minimum of a one year warranty on the home and all appliance come with manufacture warranties so you know what you are getting when you move in. Having a good agent even after close to help navigate the warranty and make sure you are taken care of is another huge benefit to using representation.

So if you are considering new construction or building a custom home your first step should be reaching out to your Realtor. Many other questions will come up and they will be there to help get you answers when you need them. And the best part is it doesn't cost you anything!

Taylor Jackson

The pros and pros of living in Eagle, Idaho


Is that a typo? Shouldn’t that phrase be “The pros and cons”? If you ask me, or anyone else that lives here, “The pros and pros” is right on the money - I can’t think of anywhere else I’d rather live in Idaho! “Why?” you might ask. Where do I begin? If you grew up around here, say… in Boise or Meridian – both neighboring cities, you might have heard someone say while looking across a few miles of farmland; “You see that little bump over there? That’s Eagle… don’t know why anyone would want to live all the way out there!” Well, times have certainly changed since then. Eagle has become a vibrant little city of over 30,000 people, and has been growing steadily for quite a few years.

When visiting for the first time, many people notice a different “feel” when they arrive. Maybe it’s the way the Boise River flows through town and the Greenbelt trails running alongside. Maybe it’s the abundance of trees throughout the many quiet neighborhoods, along the river, or lining the streets around town, or maybe it’s the way Eagle is cradled by the gentle slope of the foothills to the north. Whatever it is, and it may be different for everyone, it is the place we love to call home.

What else is there to do in Eagle? Well, there are numerous parks, golf courses, foothill trails to hike, ride, and go horseback riding, zip lining at Eagle Island State Park, a BMX/bike park, a skate park, fishing – even a new indoor/outdoor tennis club. How about spending the afternoon at Grinkers Grand Palace playing nearly 150 vintage arcade games? In addition, there are numerous community events such as Eagle Fun Days & Fireworks, Gazebo Concert Series, Eagle Food & Wine Festival, The Eagle Saturday Farmers Market, and the Eagle Art Walk.

Eagle also has a growing shopping scene, with a collection of stores offering clothing, art, home decor, gifts, floral, sporting goods, cycle shop, lawn and garden, toys, and specialty food to name a few.

And last but not least, don’t forget dining – I never forget to eat. If dining along the river is your thing, we have 2 restaurants with patio seating to take in the view. You can also find Italian, Mexican, German, Greek, Sicilian, Asian fusion, and good old American food, including a couple of BBQ joints – in fact, several new restaurants have recently opened and there are more to come! A visit to Eagle isn’t complete without visiting Porterhouse Market – they have the best meat, fish and poultry around, and an awesome deli for lunch or catering!

So, if I haven’t sold you yet, you really just need to pay us a visit. Decide for yourself if you agree.

For additional information on Eagle or anywhere in the Treasure Valley, please feel free to contact me!

Terry Ivins

Preparing your home for the season


Preparing to sell your home or just cleaning up after winter can seem daunting but with these quick tips, focusing on one task at a time, you will be less overwhelmed, and your home will be ready in no time at all.

With spring around the corner your list of things to do is probably getting longer and we all know this can be overwhelming. After playing, or hibernating, through the winter it’s time to get moving and get things spruced up. While waiting for things to dry up outside focus on tidying up inside, such as; donating unused items, organize the kitchen and bathroom cupboards, touch up paint, replace old caulk with a fresh new bead of caulk, be sure all lighting is in good working order (Clear lighting elevates our mood and is welcoming to buyers), and clean the inside windows.

Once the weather has cleared enough to get going on the outside, focus on curb appeal, the front door or porch is a great place to start. Did you know that the front door gives a vital first impression to the home? Fresh paint or touch up to the porch/front door along with a new doormat goes a long way, clean the outside of the windows, rake the yard, fill holes in the siding with caulk and touch up paint where needed, and if you have a patio, create a welcoming feel by scrubbing it and freeing it from clutter. If you have outdoor furniture, arrange it on the patio to give it the warm feel of a comfortable place to entertain. This will give your home a fresh new look for the season whether you plan to stay or sell.

Want more tips, feel free to contact us here at Atova. We’re always happy to help.

Tia Dowdle



Real estate is maybe the center of the picture if we were to start a puzzle and fit together all the pieces of our lives. In the course of a lifetime, we remember our benchmarks by statements that could start something like the following: We bought our house the year....We sold our house when we moved to...We held the lot and decided to build our new home on the golf course because...it was simply time to remodel our home and upgrade that kitchen...When we got a divorce, I needed to find a place suitable to raise the children close to my spouse and we found this house....When it came time to retire, Mom and Dad decided to downsize so we helped them find this great condo...Or, we moved here because we found a fantastic acreage that houses all our animals, my business equipment, and we can expand when we need to.

All of these scenarios are real and a seasoned Realtor will have heard most of them in their career. There is nothing more satisfying than being of service to our communities by using our RE License to assist clients, friends and families to realize their dream. These are great questions, and the answers may not be easy to hear. Trusting that there is more than one answer, and trusting that you will have the help of a professional to assist, there is never a perfect time to buy, sell, move, or remodel, unless it is "now." When you ask the question, it is the right time to start the communication. It can take time, patience, and every swing at the bat isn't always a home-run, but you are "up-to-bat!" Gather your team of experts, including Realtor, Lender, Architect, Builder, Remodel expert and introduce them to your dream. Ask questions, listen to all the answers, and use your own discernment because "this is your life" and it is up to you to "live it like you love it!!" We are here to Help! Help! Help!

Sandy Post

Market Growth


In 2018, we saw an approximate 15% growth in market value. This year we project between 3-5% growth. This could be an indicator that our market is leveling. We just might see the top of the market this year. Only time will tell, but I believe now is the time to sell your investment property, if that is something you’ve been considering. We’d love to help!! Ask us for a free market analysis.

Val Gray

Selling Your Home Fast for the Most Money


Whether you are selling your home to upgrade, relocate, downsize, or you simply have the desire to move, these tried-and-true tips can help you get quick offers that are close to, or even above, your asking price.

Curb Appeal - Your home’s exterior is typically the first thing a buyer sees. If it doesn’t look good, most often a buyer won’t even consider looking at the interior. Tidy up your yard by trimming trees and hedges, refreshing mulch, and edging the lawn. Consider pressure-washing your house, walkways, and driveway, and even adding a fresh coat of paint to the trim. Polish the kick-plate and doorknob, clean front windows, and clean away cobwebs off your front porch. Staging your front porch for the season and turning on exterior lights will make your home more inviting.

Quick Fixes and Small Upgrades - You don’t need a major remodel because most likely you won’t get your money back. Quick fixes and small upgrades that are made before selling always pay off. A new sink, cabinet hardware in the kitchen, light fixtures, and a fresh coat of paint on the walls, are inexpensive projects and can instantly transform your space. Small upgrades will have a big impact.

Brighten Up Your Home - Do what you need to do to make your home welcoming, bright, and cheery. A dark and poorly lit home tends to feel depressing, small, and damp. Good lighting is one of the things that every buyer wants in a home. Use the highest wattage light bulbs for light fixtures and open curtains and blinds when preparing your home for a showing. A deep cleaning will help brighten windows, light fixtures, and baseboards.

Hire a Real Estate Agent - Make sure to hire a real estate agent who is informed and educated. An excellent agent will help you understand the process, market your home, review offers and negotiate with the buyer or buyer’s agent, have access to market conditions, will handle volumes of paperwork, provide you with a team of professionals such as inspectors, appraisers, and home stagers, and will develop a relationship of trust with you. (When hiring an Atova agent you are guaranteed these services and more!)

Get a Storage Unit - Use a storage unit to house the things you won’t need while your home is on the market. The general rule is to get rid of a third of your stuff. If you don’t use it every day, then put it in storage. A helpful tip: Choose a portable storage unit because it can be delivered to your new home which will make moving day much easier.

Remove Personalized Items and Declutter - Removing personal photographs or memorabilia from your home allows buyers to imagine themselves living in your home and makes it easier to focus on your home’s important features. The goal is to create a neutral and spacious environment where buyers can imagine themselves living. Decluttering, depersonalizing, and cleaning your home will make it more desirable to potential buyers.

Sell at the Right Time - Typically spring and summer is the best time to sell your home. Spring and summer bring the most buyers because more people want to move when the weather is warmer, the days are longer, and kids are out of school. Fall and winter sales are typically slower.

Pets - Some people don’t care for pets or don’t want a home that has had a pet in it. While your home is on the market take steps to minimize the presence of pets. Keep pet supplies out of sight and make sure there are no pet odors or pet damage that would be noticeable to a buyer. Have a friend or family member watch or walk your pet during a showing or open house or consider boarding your pet for the day.

Hire a Professional to Stage Your Home - A professional home stager sees your home from a buyer’s perspective and hiring one can be a great way to make a positive first impression. A good stager helps to highlight your home’s strengths and soften its flaws. Staging, done right, is often worth the cost.

Always Be Ready to Show Your Home - Once you list you home it needs to be “show-ready” at all times. This means every room should be clean and uncluttered at all times. Remember to keep sensitive documents, valuables, and prescription medications in a safe place such as in storage or with a trusted friend or family member.

Buyers will be most interested in your home the first few weeks that it is on the market. You never have a second chance to make a first impression and by using these tips you can expect an offer on your home in no time!

Yvonne Griffin

Autumn Home Maintenance and Idaho Recreation


With so many wonderful things to do in the Treasure Valley, it’s sometimes a chore in and of itself to stay home and actually do chores! When you are not out exploring, here are some tips to protect your home and property this time of year.


If you prefer, you can mow the leaves instead of raking them. Mowing the leaves and turning them into mulch can feed the soil for a healthier yard. But please, whatever you choose, take a break from the rake or lawn mower and instead hop on your bike or enjoy a chilly autumn hike on a nearby trail! https://www.ridgetorivers.org/


I know. You’d rather be out walking on the greenbelt and perhaps fishing or golfing, so why stay home and clean your gutters? When your gutters are filled with leaves, you risk water damage not only to your roof, but also to the foundation. When you’re done, reward yourself by getting out and doing something fun! https://parks.cityofboise.org/media/228316/16%E2%80%930726-greenbelt-map-b.pdf


You want your heating system to be in good working condition when the colder weather arrives. Don’t get caught without heat this winter…have it serviced now so that when you come home from skiing or snowshoeing in the area mountains, you and your loved ones will be toasty warm while you share with each other how amazing your day was in the great outdoors! https://bogusbasin.org/


Winter storms can bring snow and ice that can weigh down tree limbs. If these limbs are precariously dangling over your roof, they can potentially cause damage. Now is a great time to take care of this chore. Speaking of trees, look up to the sky and watch for one of Idaho’s many raptors or zip through the trees yourself! https://visitidaho.org/things-to-do/wildlife-viewing-birding/world-center-for-birds-of-prey/



If given the chance, snow and ice can pack into the cracks in your driveway causing further damage. It’s not too late to seal your driveway. However, if cracks in a rock wall are more your style, brush up on your hand and foot-holds while rock climbing nearby. You can always seal that driveway next season! https://totallyboise.com/Blog/ArticleID/33/Your-Guide-to-Rock-Climbing-in-Boise

I have additional home maintenance tips to share with you once I return from dipping my toes into one of Idaho’s incredible natural hot springs. https://visitidaho.org/travel-tips/7-must-visit-idaho-hot-springs/

Cindy Ritchie