$69,000  Caldwell, Idaho
Come build your dream home. Tremendous views of the Owyhee Mtns and Snake River Valley. Close to Lake Lowell and Snake River. Rural subdivision with fire suppression system, pressurized irrigation and flood irrigation, community water. Water hook up fee is $250
Call Mark Petras 2014

$444,900  Meridian, Idaho
Beautifully landscaped 4 bed/3 bath home. Master suite on main level w/walk-in shower & closet. Upstairs bonus w/full bath & bedroom. 2650 sq.ft. Hardwood floors, quartz counters, gas range & fireplace. Walk-in pantry. 3 car garage, covered patio & fully fenced.
Call Tom Barbey 208-794-6323

$150,000  Buhl, Idaho
Beautiful property that is secluded, peaceful, and serene. This little oasis would be a lovely place to homestead or to create a quiet sanctuary . It has a year round creek that runs through both parcels. This creek not only adds to the aesthetics of the land but also to the practicality. It's great for your pastured farm animals! They'll have year round, easy access to fresh flowing water. The 5.58 acre parcel has lush pasture that is flood irrigated. The 3.865 acre parcel has 2 large old Mulberry trees.
Call Farzin Safavi 208-863-9571

$399,900  Pine, Idaho
This is an absolutely beautiful property that is breathtaking in every way. Views of the Anderson Ranch Reservoir from the upper property and just 18 minutes to the quaint town of Pine, Idaho with gas, country store and cafe. The area offers great snowmobiling and access to miles of groomed trails in the Trinities. Come enjoy peace and quiet away from it all. If you've been looking for the Idaho of your dreams, this just might be it. Make arrangements now to come see this amazing property in person!
Call Matthew Schweiger 208-440-9191

$424,900  Eagle, Idaho
This incredible home in Lexington Hills has just hit the market, and it has it all! 4 bed/2.5 bath, great room and office upstairs, family room downstairs, custom finishes and upgrades, and the perfect location. Step onto the back patio and enjoy the view! No backyard neighbors and a stunning park setting, what else could you ask for. This home is a must see!
Call Matthew Schweiger 208-440-9191

$299,000  Caldwell, Idaho
2 adjoining parcels: Logan St. has a building recently used as medical office space (lot size 50'x90'); Arlington Ave. is land used for parking (lot size 142'x56').
Call Sherri Hudson 208-861-1935

$374,900  Boise, Idaho
Single level modern home built by Jayo construction. Hardly lived in, shows beautifully, all the amenity's are on the custom high end. This home is part of phase 3 and phase 5 in which all homes are mandatory single level only. You will enjoy this street as to the homes are well thought out and all different.
Call Matthew Schweiger 208-440-9191

$265,000  Boise, Idaho
Premier custom home sites rarely available in the established lower Highlands neighborhood. Create your dream home in a private setting surrounded by mature trees and lush landscape all close to Camel Back/Hyde Park, foothill trails and Crane Creek Country Club. Live in the privacy of this lower foothills setting while enjoying quick access to downtown, Bogus Basin and North Boise attractions.
Call Jill Potter 208-409-0529

$434,720  Star, Idaho
Photos 4-29 are renderings. Single family residence existing that was previously a live-work beauty salon with separate entrances. Could become a daycare, florist, beauty salon, or other approved use for a live-work environment. Easy conversion to stand alone business, such as Real Estate, Marketing, Consulting office, Physical Therapy Center, yoga studio, small retail or even a diner with approvals. Excellent exposure with easy access. A lot of possibilities! Renderings are included to spark imagination.
Call Crista Martin 208-577-7157

$274,900  Meridian, Idaho
*** Meridian Road frontage *** High visibility location, significant traffic count, great exposure. Zoned "C-C Community Business" perfect for office, retail, etc. Central Meridian location less than a half mile North from the new Meridian City Hall. This is the lowest priced office opportunity on the market in Meridian. Do not disturb current residential tenant. Owner agent.
Call Tom Barbey 208-794-6323
IdahoRealEstate.com Blog

Retirement

7/29/2019

They say the average person doesn't have $1000 in the bank for emergencies. Many don't have $400 in the bank for emergencies. What are you going to do when you don't have the higher income, from your job, when you retire?

You can't wait until the last minute to decide. It's time to have a plan. Years ago I went to a conference in Canada, where Bob Proctor was the main speaker. He had some great comments but the one that was the most exciting to me was to create multiple streams of income, to prepare yourself for retirement.

I'm a consistent listener to the Dave Ramsey show. He talks a lot about the stock market. I'm not tied to the stock market so I'll leave that to someone else. But I am tied to Real Estate. He also mentions casually from time to time that he loves real estate. I love it too. I think it's one of the best streams of income there is if handled properly.

First is, you don't make money in real estate when you sell, you make money in real estate when you BUY. I'm sure many of you have seen signs on corners and sign markers for people who buy houses. That could be you. Having owned several properties over a period of time I've learned another lesson. That is buy your real estate with cash, or at least the majority of the price with cash. It gives you a strong position. If you can meet the sellers expectations, and sometimes that's simply a matter of how quickly you can close, the more likely they are to work with you. Most of the houses you will find may have issues, and people who are selling know the issues of their own houses. Usually they know it's going to cost them money to sell it too. When buying a fixer-upper, have a goal in the back of your mind to offer between 70 and 80% of the value of the house if it were in good shape. Sure you may have to paint, you may have to replace carpet but that's all just window dressing.

The truth is there are many people who are making good a good living buying those properties and flipping them or renting them. If you decide to rent them, you are creating streams of income. That concept can better position you for retirement. For those who aren't familiar with the concept, it involves getting your financial house in order. In other words, get out of debt. Period. Everything.

I know many of you are thinking that's easy for you to say. Well really it isn't. But the truth is, it can be done. The Dave Ramsey program is probably the most successful plan in the country. Millions have gotten out of debt using his plan. Take a minute and write down how much money you have coming in. Write down how much is going to go out if you are out of debt. House is paid off that's no payment. Car is paid off, that's no payment. Using cash to operate day to day, no credit card payments. So, it's mostly food, utilities, insurance, and the usual stuff. How much more money would you have at the end of the month to save and invest?? Shocking isn't it. If you plan on being ready for retirement it's important to be in that position. Just to make it simple I'm going to share the six Dave Ramsey Retirement Myth's.

https://www.daveramsey.com/blog/want-a-secure-retirement

Now tell me why you can't do what you need to do to start getting ready for retirement now, and figure out what your multiple streams of income are going to be. You can have fun now and be miserable later or you can plan ahead.

If I can help you look for one of those streams of income, be sure and contact me.

Marlin Scoby
208-546-2727
mscoby@atova.com



NEW CONSTRUCTION VS. EXISTING HOME PURCHASE

6/10/2019

It’s a crazy market out there. Available homes are on low inventory depending on your price range. So the question becomes do you play the waiting game to try and get an existing home? Or do you build?

I would say it really depends on your budget. New Construction homes take longer to get into but you get so many choices. From interior flooring, cabinetry, counters and paint colors. You can fine tune it into what you really want, which sometimes makes you want to stay there longer. Depending on the builder you also get landscaping and fencing. The best part of all is you get a warranty right from the start. From start to finish the timeframe is anywhere from 8-9 months. Your Agent can help you with New Construction, so don’t be afraid of needing to know everything. Your Agent will help you through the entire process. So do you want to wait for the perfect home? Or…………………………….

Existing Homes can sometimes fit the bill just as well. Make sure you and your Agent take your time and find you what you are looking for. Sometimes you might want to jump at the first home you see, but then find you are missing so many things you really wanted. Take into account the area you want to be in, the school district if you have kids, HOA’s if you have RV’s and really the Home itself. Make sure you get a Home Inspection to check for any issues and think about getting a Home Warranty to cover any unexpected expenses. Sometimes you can get the Seller to include the Home Warranty if you have a strong offer.

Your Home should be a place you want to spend time in, so take your time, make sure your Agent knows what you want and find the right place to call Home.

Happy House Hunting!!!

Patsi Williams
208-412-3766
pwilliams@atova.com



Why Idaho?

5/9/2019

Idaho has four beautiful seasons that are full of activities…

Winter brings skiing as close as Bogus Basin, Treasure Valleys hidden ski resort just a few short miles away or you may find yourself in the Sawtooth mountains in the stunning resorts of Sun Valley in less than 3 hours from Boise. Of course, these ski resorts also make fantastic getaways during spring, summer, and fall with hiking, biking, horseback riding, mining, and many more activities.

Spring is stunning in Idaho with the large variety of foliage and plant life coming into bloom. A great place to enjoy the variety all in one place is at our Idaho Botanical Gardens. These gardens are full of life, nestled in north east Boise at the base of the foothills. The Idaho Botanical Gardens offers adult activities and activities for the entire family year-round. My family enjoys the gardens throughout the seasons.

Summer offers many relaxing activities for all ages such as boating, camping, biking, hiking, rock climbing, zip lining, or strolling around Historic Hyde Park (Old Boise). We are so fortunate to be nestled in this valley where we can bike the mountain trails in just minutes or take a relaxing stroll on the approximately 25 miles of greenbelt along the Boise River.

Fall can be wrapped up in just a few words… there’s so much to do! Most of the activities of winter, spring, and summer in Idaho can also be enjoyed in the fall as well. We have many natural hot springs and monuments spread across the state. One of our favorites to visit is the Craters of the Moon National Monument. Fall is the perfect time to drive through, walk the trails, or camp for a few days. Craters of the Moon formed between 15,000 and 2000 years ago during eight major volcanic eruptive periods.

If the thought of moving to the Treasure Valley has crossed your mind let us help.

Tia Dowdle
208-631-1396
tdowdle@atova.com



4/1/2019

The Treasure Valley housing market continues to grow at a rapid pace. Because of this, sales of new construction homes are steadily increasing, while sales of existing homes are on the decline simply from a lack of inventory. There are pros and cons to buying both new construction and existing homes but here are some tips to consider when buying new construction:

1. Get an inspection – although everything should be built to code and brand new, an inspection will provide you with piece of mind. Many builders will also offer a limited warranty on new homes, but the inspection will give you the opportunity to address any issues prior to taking ownership and prevent having to address issues after you’ve moved in.

2. Establish good communication - be clear with your agent, the builders, and your lender from the beginning. Ask for regular updates on a cadence that makes you comfortable. Make sure you understand what the next step is along the way, and don’t be shy about following up.

3.Understand pricing - generally speaking, builders are reluctant to negotiate pricing on new construction. Prices are established based on comparable sales of other new homes in the area and reducing the sales price could have a negative impact on future sales. However, there are more opportunities for other kinds of incentives such as closing costs or adding/upgrading items like fencing, landscaping, or finishes.

4.Be Flexible - Timing can be fluid as projects are impacted by weather, permitting, etc. Be prepared to be flexible as there may be opportunities to close earlier that planned, or to have to push a closing back to accommodate issues that come up. This is where that good communication really comes into play!

5.Hire a great agent - Working directly with a builder may seem easier, like you are cutting out the middle man or reducing complexity in a transaction. However, you want to have someone in your corner whose responsibility it is to keep YOUR best interests in mind. Having an agent provides you with a direct line to someone whose job it is to keep the transaction going and provide counsel during what can be a stressful – albeit exciting time.

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



Treasure Valley Real Estate Trends for 2019

3/18/2019

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
208-539-2833
sclaridge@atova.com



Supply & Demand in the Real Estate Market

3/11/2019

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
208-405-5785
Sue@IdahoRealEstate.com



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

3/4/2019

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
208-971-5677
slusk@atova.com



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

2/25/2019

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
661-755-0663
tjackson@atova.com



The pros and pros of living in Eagle, Idaho

2/19/2019

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
208-870-5086
tivins@atova.com



Preparing your home for the season

2/11/2019

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
208-631-1396
tdowdle@atova.com