$925,000  Emmett, Idaho
Zoned Mixed Use. Perfect for development with 600ft Commercial frontage located at first stop light with high traffic, entering Emmett on Hwy 16. Ideal for gas, grocery, food commercial space and/or MFH. Existing homestead with house & barn needs demo'd or renovated. City utilities nearby or expanded septic/well for commercial use required. Not in city limits. Home lease ends 1st Qtr 2021. Contact Agent for development data.
Call Mandy Page 208-985-4933

$980,000  Parma, Idaho
Hunters Paradise in the flight path. 30 minutes to Boise, 11 acres in one year old Alfalfa, riding arena, loafing shed. Bring your animals along! Large shop, one bay of garage has heat where taxidermy work is done. Sunsets are breath taking. Country Living at it's finest. Live your best in this dream rare property.
Call Danny VanZandt 208-697-0229

$799,900  Star, Idaho
Star is growing! Excellent commercial/retail location on .46 acre. 170' of prime State Street frontage and 116' of Center Street frontage (access from both streets). Commercial C1 zoning. Property features offices and shared workspaces, conference room, kitchen, storage/warehouse/garage, fenced storage, patio and yard. Approximately $75k in recent improvements. Endless possibilities: small business, retail, office, showroom, daycare, yoga, physical therapy, restaurant (with approval).
Call Cori Duncan 208-861-1663

$749,000  Emmett, Idaho
Adorable farmhouse surrounded by the foothills & close to town with easy access to HWY 16. Bring your toys, horses, chickens, and animals & enjoy country living with No HOA. Plenty of room to spread out on 3 acres of lush land with a Barn, Shop, Storage Shed and Irrigated Pasture. Huge bonus room and living area downstairs with a separate entrance and kitchenette. Enjoy the abundance of fruit bearing Apple, Prune & Apricot Trees while taking in the beautiful mountain views from your backyard. Welcome Home!
Call Donalyn Allen 208-968-2024

$549,900  Boise, Idaho
3 bedroom 1 bath home on corner lot on Vista . This Listing is for the corner lot and the Lot to the North.2108 and 2106 Vista . It is zoned R-3D Live in the home and build on the vacant lot, or tear down the house and build 1 or 2 investment properties. The location is great for many different options
Call Kevin McLaughlin 208-850-9091

$985,000  Eagle, Idaho
This view property is nestled in the Eagle foothills at the end of Triple Ridge Estates with beautiful million dollar estate properties along the meandering drive back to this location. Feels a million miles away, yet is close to high-quality amenities including shopping, restaurants and more. All photos and video from actual build site. Must see to fully appreciate. Breathtaking. See video tour: https://bit.ly/3fL9JIY (No access without showing appointment. Thank you.)
Call Tom Barbey 208-794-6323

$925,000  Emmett, Idaho
Zoned Mixed Use. Perfect for development with 600ft Commercial frontage located at first stop light with high traffic, entering Emmett on Hwy 16. Ideal for gas, grocery, food commercial space and MFH on the backside. Existing homestead needs demoed. Utilities nearby. Not in city limits. Land & Home lease ends 1st Qtr 2021.
Call Mandy Page 208-985-4933

$475,000  Emmett, Idaho
Beautiful 10 acre property with rolling hills and snow capped mountain views. Nestled off the main road where you can build your private dream estate. Bring your horses, chickens, cows and create your piece of heaven. Enjoy magnificent sunset views but watch out for wild quail, pheasants, deer and turkeys, they might come say Hi. Property includes 10 shares of water rights. Please do not drive by without a showing agent. Thank you.
Call Donalyn Allen 208-968-2024

$2,985,000  Eagle, Idaho
This impressive Legacy Homes estate property is nestled in the Eagle foothills and feels a million miles away, yet is close to plentiful upscale amenities. Elegant design and and impeccable craftsmanship. Modify the existing build plan, or start fresh and bring your ideas to life. Photo of view taken standing on build site. Must see to fully appreciate. Breathtaking. Copy and paste to watch video tour: https://bit.ly/3fL9JIY (No access without showing appointment. Thank you.)
Call Tom Barbey 208-794-6323

$474,900  Meridian, Idaho
Enjoy nearly 1/3 acre lot with room for potential RV parking while still having a huge east facing backyard to host this summer! There is a new 10x12 shed for all your storage on top of a 3 car garage. Inside you’ll find a large open concept living/dining. The kitchen has a large center island with granite countertops throughout the home. 3 bedroom, 2bath, plus a large flex room that can be a den or office. Appliances and flooring are less than 2 years old! This turn key property is ready to go. BTVAI
Call Steve Phan 208-412-8787
IdahoRealEstate.com Blog

Highest and Best

4/19/2021

As the residential real estate market continues to boom; So does the opportunity for commercial real estate transactions. As companies continue to relocate to the Treasure Valley the need for prime real estate can be top mind. When evaluating the highest and best use of the property always keep in mind the principles of its definition.

1. Physically possible
2. Legally permissible
3. Financially feasible
4. Maximally productive

This takes into consideration not just the existing structure and use but also the potential value of alternative uses for the property. Best of luck with Highest and Best Use!

Douglas Oates
208-724-2822
doates@atova.com



Agent Representation; the Bad, theGood, and the Other . . . .

4/5/2021

I recently represented a home for sale, and talked to many people during our open houses. I was surprised by a potential buyer when they told me they thought they’d be better off if they bought without a real estate agent.

I asked if they knew how to write up a contract, evaluate and negotiate the price, issue counter offers, and follow through with inspections and potential disputes. I further explained the involvement with lenders and title companies needed to successfully close a transaction. In response, this potential buyer determined that they might be better off with representation by an agent.

The Bad . . .
So, given the determination by a potential buyer who clearly at that point in time had no agent representation, many in our industry would jump at the chance to “double end” the deal and offer to represent them. This would essentially diminish their representation to their existing client, the seller, as now the agent has to walk a tight rope between the buyer and the seller, representing both. However unfortunate, the clients’ interests; both buyer’s and seller’s, are secondary to the agent’s benefit in achieving commissions for both ends of a sale.

The Good. . .
As an ethical agent, I told them that I would not do this, as I would not be able to protect their best interests or more importantly, the best interests of my already established client, the sellers. I urged them to find an agent they trusted to move forward with any potential purchase they would make.

And the Other. . .
Another aspect to keep in mind is that many agents work as sole agents within their brokerages, while others work in teams. While teams allow agents to distribute their workload to others in their team, who do various pieces of a transaction in order to keep moving towards additional transactions, you should be aware that we are all, as agents, doing the same work, whether we do it all ourselves, or give it to others on our teams. We all work from the same MLS, we all use the same contract forms, and we all have to operate under the same rules, regulations and ethics standards.

When you choose an agent, consideration should be given as to how well they know the business of real estate as exemplified in their experience and knowledge of our profession, aside from how big their team is. Bigger is not always better. There is something to be said about sole proprietors who work without teams, in that they know the pulse of your transaction, as they are managing every aspect of its flow. As well, it is more than likely agents know their own neighborhoods better than other agents do, so give your neighbor agents a chance to service your real estate needs!

Debowden Bauer
dbauer@atova.com
208-573-4487



Boise, Idaho Is A Great Place to Live the American Dream

3/3/2021

Boise, Idaho offers a spectacular mix of rivers, jagged peaks and farmland with the lowest cost of living of the 11 western states.

Boise encompasses a whole lot of open spaces and a little bit of big city. The population of Boise city is 228,000 with almost no crime, great schools, friendly people and easy access to any outdoor activity you could think of.

Locals enjoy all four beautiful seasons, with summers that aren’t too hot and winters that aren’t too chilly. Rain is minimal here, with an average of just 12 inches per year, and more than 200 sunny days a year. Snow in Boise is usually pretty minimal, but if you’re a snow lover, you can head up to the ski resort, Bogus Basin that’s just 25 minutes away.
Boise is a Safe City
Boise as a whole is one of the safest cities which means kids can walk to and from school without worry, and many people still leave their doors unlocked.
Outdoor Recreation

Boise has one of the highest percentages of residents participating in outdoor recreation each year. The state is a whitewater rafters and kayaker’s paradise, with the middle fork of the Salmon River, North and South Fork of the Payette River known as premier wilderness rivers.

Skiers and snow boarders flock to Idaho’s ski resorts, Bogus Basin, Sun Valley, Brundage, and Tamarack to name just a few. These resorts are within a few hours’ drive from downtown Boise.

Spring is great in Boise; you can snow ski in the morning and golf, bike ride or hike the foothills in the afternoon.

Boise residents love being close to the great outdoors; snow skiing, snowboarding, cross county, camping, fishing, rafting, boating, hiking, ATV trails or hunting.
Boise State University

Boise State is the largest public university and grants more undergraduate degrees than any other university in the state of Idaho.

The Boise State Broncos football team has a lot of true fans in Boise and all of Idaho. You will see plenty of school spirit, Boise State colors and jerseys on Idahoans, while game day brings in big crowds.
Music Festival

Those who like their musical served in a festival setting, Boise has several gatherings to appeal to a wide range of music fans.

Just one example is; Treefort Music Festival which brings about 400 musical acts of all genres to Boise a five-day span once a year. The festival has grown to include art, technology, storytelling beer brewing and wine tasting.
There's More Culture Here Than Most People Realize
Boise has made a name for itself in the region as a cultural hub for jazz music and theater. Gene Harris Jazz Festival, the Boise Contemporary Theater, Idaho Shakespeare Festival on the Boise River, and the 208 Comedy Fest draws people from all over the Northwest every year. Ballet Idaho located close to downtown Boise offers 23 performances a year along with professional Academy of Dance.

A square block in Boise is dedicated to preserving the culture and history of Europe’s mysterious Basque people. Boise’s Basque Block is a small hub that includes two restaurants, a couple of cultural centers and some local businesses.OOD SCENES
Breweries and Wineries
There are literally dozens of breweries that have popped up in the area, and it’s hard to keep up with all the great beer at their fingertips. Check out the Boise Ale Trail, a free app that encourages residents to try new breweries via checking in on the app. Also, there are several wineries within a short walk or drive from downtown Boise.
A Thriving Job Market
Several analyst recently praised Boise as having one of the nation’s fastest-growing job markets. Part of this success can be attributed to the state’s growing technology presence that includes employers like Micron Technology, Inc. and HP Inc. Boise’s biggest industries still remain in health care and hospitality.
XPERIENCES & ADVENTURES
DEBI SHAKLEE
208-860-3711
debishomes4U@yahoo.com



Let’s make February count!

2/18/2021

February is a month that many of us would like to see end before it even begins. It is often gray, snowy, and cold, and it can feel like spring will never arrive. Let’s make this month be a countdown to spring by refreshing our indoor living so that when the time is right, our homes will be clean and fresh for the rest of the year!

A quick check list of to-do items will make this job easier. As tasks get accomplished, there is real satisfaction in checking them off. Give yourself one task a week and, by the end of the month, areas that often get neglected will be clean and ready for spring.

1. This first one is easy: make sure that you are replacing the furnace filter on a regular basis. It is best to spend a little more on a high-quality air filter. Although these can cost a little more, keeping the air quality in your home free of mold, pollen, and other microscopic particles from can be worth it. While you’re at it, use a dusting cloth to give a quick wipe-down of the filter plate and around the inside of the furnace case.

2. It’s also time to focus some attention on the kitchen. We’ve had a long season of indoor cooking, which can lead to an accumulation of grease and grime throughout kitchen spaces. Far a start, it’s time to clean the range hood and fan. Think about using a citrus-based cleaner that will make short work of the grease without the use of toxic or harsh chemicals.

3. Staying in the kitchen, remember to clean and de-grease the outside of your cabinets. The citrus-based cleaner is perfect to use on the surfaces of your cabinets. It’s safe and will not harm the finishes. While you’re at it, remember to wipe down the inside of the microwave. That’s one that is easy to put off until “tomorrow”! You’ll be happy with your fresh smelling microwave.

4. It may be time to clean that oven. This is certainly a task that we all can put off. The easiest (but harshest) way to clean the oven is to use a commercial oven cleaner, following the instructions on the package. For a greener option, sprinkle the bottom of the oven with baking soda, spritz with water, let it sit overnight, then scrub it clean. Be careful to follow the instructions for your particular oven. There are many new range/oven models that have special cleaning instructions. Make sure that you pay attention to these notes. After a winter of delicious indoor cooking, it always feels good to get your oven clean and tidy and ready for a little less use as we crank up our grills for some outdoor grilling.

5. Finally, use one of these weekends to pare down your closets. We all use our closets to put things away that we may (or may not!) use or want. Take a minute to do some sorting and remember someone’s trash is another person’s treasure. Donate to your local charity shop.

Nobody wants to spend hours and hours cleaning their home. This can lead to discouragement and make it easy to let things slide. Thinking about a deep clean of your home can be overwhelming. By dedicating one weekend a month to a different cleaning task, you can be finished by the time February is over and spring is on the way. You will feel so happy to know that you have a nice clean space!

Carol Relf
208.761.2652
crelf@atova.com



Signing vs. Closing

2/1/2021

Do you know the difference between the signing date and the closing date? If you answered no, you are not alone. One commonly misused real estate term that repeatedly causes confusion is the word “closing”. Buyers and sellers alike (and oftentimes Real Estate Agents), have discovered that the inaccurate use of this word can cause misunderstandings as the transaction nears the finish line.

Many buyers, for example, are under the impression they will automatically receive the keys to their new home and move in on signing day, the same day they sign their loan and title documents. Likewise, an uninformed seller may show up on signing day expecting to waltz away with a “check in hand”. Although it IS possible in Idaho to sign and close the same day, signing day does not necessarily always mean closing/funding day.

According to Idaho’s Purchase and Sale Agreement, closing is “the date on which all documents are either recorded or accepted by an escrow agent and the sale proceeds are available to the seller”. Additionally, this is the date the seller must be completely removed from the property and the date in which the buyer is entitled to possession (unless agreed otherwise).

At long last, the Title Company will call to notify the Real Estate Agent saying it’s “funded and recorded”. For me, this is the highlight of my job as this is when I get the pleasure of calling my clients to share the great news with them (while doing my happy dance, of course)!

Like many things in life, having a clearer understanding can minimize frustrations therefore allowing for more positive experiences. Let Atova help guide you on your next real estate journey!

Happy days,
Cindy

Cindy Ritchie
208-284-7090
critchie@atova.com



Why use an agent?

1/11/2021

What I enjoy the most about being a Real Estate Agent is that it is never boring! No two clients or transactions are ever the same and that holds true for Real Estate Markets as well. Over my 15+ years as a Realtor here in the Treasure Valley I have seen our Real Estate market swing from one extreme to the other. The one truth that you can rely on is that change is inevitable and like a pendulum, Real Estate markets never rest in one place, not for very long anyway.

The 2020 Real Market is in the books and from a statistical stand point it was a record shattering year. The median price for single family homes in Ada County rose by as much as 17% and Canyon County saw a 24% increase in median home price for single-family homes. The most common explanation for this dramatic rise in home values in recent years has been a lack of inventory. However, a cursory analysis of total single family home sales in Ada and Canyon County actually reveals an increase in the total number of homes sold in 2020 over 2019. So, it’s not a so much a supply issue but an increase in demand for the available inventory that is driving appreciation in the Treasure Valley.

The result of this demand has led to a very strong seller’s market. While this is great news for those planning to sell a home in the coming year, don’t be fooled into thinking that it will be easy to sell your home. There are still a few things that sellers should be aware of. In our current market, competition for homes has become fierce. Buyers are going to unusual lengths to beat out competing offers. Waiving Inspection contingency and/or offers to waive the appraisal contingency or, bridge the difference between agreed upon purchase price and appraised value, are more common than ever. Release of earnest money, lease back agreements and a variety of other strategies are being employed by agents in an attempt to move their clients offer to the top of the heap.

In an unbalanced market where, creative strategies are being employed, it is more important than ever to have a professional Real Estate Agent on your side. Evaluating multiple offers (I have seen as many as 30 offers submitted in a single weekend), understanding the nuances and pitfalls of each individual offer, properly vetting prospective buyers, and effectively communicating all this information to sellers requires an experienced Real Estate professional.

You probably would not jump into shark infested waters without protection. In our current real estate market, you should think of your Realtor like a shark cage. Protecting you from the mayhem while you enjoy feeding frenzy.


Bob Poole
208-870-6931
bpoole@atova.com



Supply and Demand in the Real Estate Market

11/9/2020

Welcome to Idaho! We enjoy a wonderful quality of life here with scenic vistas unlimited recreation.

It is amazing in the midst of a pandemic, high unemployment, protests and a Presidential Election. Home prices are setting new highs, with multiple offers on many properties. .

Mortgage rates are expected to stay very low as the Federal Reserve aims to spur the economy and bring back jobs. Demand increases and therefore so does the 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, very 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 have found something is a good deal, so do many others. .

Usually during the winter months we experience a slowdown in Real Estate sales. Weather and economic factors play a part in the market. This year may be different. Many are moving for job changes or they can work from home and the big surge is to be closer to family. .

Idaho is a wonderful place to live, with Boise being a great capital city. Plenty of outdoor activities offer a clean, safe, and friendly environment. The downtown area is attractive, encouraging bikes and walkers. There are numerous ethnic varieties of restaurants and fine dining with many offering outside dining in the warmer months. .

Boise State University is just across the Boise river for easy access to cultural events there. A well maintained Greenbelt is next to the river offering a safe place for bikers & walkers for many miles offering a Zoo, floating the river and many parks. Our mountains are close by offering miles of wilderness and endless recreation. The weather is mild with little humidity, you may get a few inches of snow but it melts off quickly, usually in a couple of days. You can expect and enjoy the ability to work outside in your yard in January. Ski in the morning at Bogus and Golf in the afternoon! Known as the “City of Trees” the landscaping, flowers and foliage is brilliant and a joy! .

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. .

When you need Real Estate assistance, allow me the opportunity to work with you by providing comfortable, trouble free service. My goal is to see you enjoy the process of your transaction and be satisfied with the results! .

Thank you! .

Sue Kropf
208-405-5785
SueK363@gmail.com



Rental Market

11/2/2020

Lack of inventory has driven real estate prices up by 14% nationwide, and a whopping 18% in Boise over the last year, in spite of the pandemic! Rent has gone up by 5.5%. Both markets are still very strong, as our relatively small city has become even more desirable as people flee densely populated places.
One unique trend I am seeing as a Property Manager is folks selling their long term homes to take advantage of the unbelievable gains, then renting for a year, hoping the market will calm down once the pandemic and election are behind us. Personally I see no end in sight for the demand in the Treasure Valley, at best appreciation may level off somewhat. Just my opinion!
Another trend is the desire for larger homes and apartments. Working from home and spending much more time there is driving this. Folks also desire nice outdoor space for entertaining and hanging out. Prior to March, smaller spaces seemed to be the latest “thing”. It seems that many employers have discovered the advantage of allowing working from home and may never go back to offices! With the perfecting of online meeting platforms, even business travel will likely never return to Pre-pandemic levels. Dedicated home office space is now a must have.
Our competitive market requires the expertise of an experienced real estate professional. Please call an Atova agent for help!

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



Credit Score And Loan Application Advice

10/27/2020

I was recently asked about credit scores and loan applications so I thought I would take this opportunity to share a few tips with you.

Your credit score not only helps determine whether or not you are eligible for a loan, but it also forecasts how likely you are to re-pay your loan on time.

Did you know the following factors are used to calculate your credit score?

1) Your record of payment history
2) Amount of outstanding credit or loan debt owed
3) History of length and age of each credit line
4) Recent/new credit cards or loans that have been opened
5) Types of credit used

Also, since errors on your credit report can potentially pose a threat to your score, I highly recommend requesting a copy of your report prior to completing your loan application. Being proactive allows you the opportunity to review your report thus giving you time to dispute any errors.

Throughout my career, I have heard stories of buyers who have made the mistake of opening up new credit card accounts after they applied for a loan. Do not let this happen to you! It is during this time of the home-buying process that you should keep your current credit card balances as low as possible. Additionally, avoid the temptation to run out and buy yourself a new car. These things should wait until after you have successfully closed on your new home.

With discipline and paying your bills on time, you will certainly improve your position in achieving a desirable credit score along with a successful loan application process.

I hope you found these tidbits helpful. If you have further questions, please give me a call. I would love the opportunity to help you find your new home!

Be great!
Cindy

Cindy Ritchie
208-284-7090
critchie@atova.com



Boise, Idaho Is A Great Place to Live the American Dream

8/20/2020

Boise, Idaho offers a spectacular mix of rivers, jagged peaks and farmland with the lowest cost of living of the 11 western states.

Boise encompasses a whole lot of open spaces and a little bit of big city. The population of Boise city is 228,000 with almost no crime, great schools, friendly people and easy access to any outdoor activity you could think of.

Locals enjoy all four beautiful seasons, with summers that aren’t too hot and winters that aren’t too chilly. Rain is minimal here, with an average of just 12 inches per year, and more than 200 sunny days a year. Snow in Boise is usually pretty minimal, but if you’re a snow lover, you can head up to the ski resort, Bogus Basin that’s just 25 minutes away.

Boise is a Very Safe City

Boise as a whole is one of the safest cities which means kids can walk to and from school without worry, and many people still leave their doors unlocked.

Outdoor Recreation

Boise has one of the highest percentages of residents participating in outdoor recreation each year. The state is a whitewater rafters and kayaker’s paradise, with the middle fork of the Salmon River, North and South Fork of the Payette River known as premier wilderness rivers.

Skiers and snow boarders flock to Idaho’s ski resorts, Bogus Basin, Sun Valley, Brundage, and Tamarack to name just a few. These resorts are within a few hours’ drive from downtown Boise.

Spring is great in Boise; you can snow ski in the morning and golf, bike ride or hike the foothills in the afternoon.

Boise residents love being close to the great outdoors; snow skiing, snowboarding, cross county, camping, fishing, rafting, boating, hiking, ATV trails or hunting.
Boise State University

Boise State is the largest public university and grants more undergraduate degrees than any other university in the state of Idaho.

The Boise State Broncos football team has a lot of true fans in Boise and all of Idaho. You will see plenty of school spirit, Boise State colors and jerseys on Idahoans, while game day brings in big crowds.
Music Festival

Those who like their musical served in a festival setting, Boise has several gatherings to appeal to a wide range of music fans.

Just one example is; Treefort Music Festival which brings about 400 musical acts of all genres to Boise a five-day span once a year. The festival has grown to include art, technology, storytelling beer brewing and wine tasting.

There's More Culture Here Than Most People Realize

Boise has made a name for itself in the region as a cultural hub for jazz music and theater. Gene Harris Jazz Festival, the Boise Contemporary Theater, Idaho Shakespeare Festival on the Boise River, and the 208 Comedy Fest draws people from all over the Northwest every year. Ballet Idaho located close to downtown Boise offers 23 performances a year along with professional Academy of Dance.

A square block in Boise is dedicated to preserving the culture and history of Europe’s mysterious Basque people. Boise’s Basque Block is a small hub that includes two restaurants, a couple of cultural centers and some local businesses.OOD SCENES

Breweries and Wineries

There are literally dozens of breweries that have popped up in the area, and it’s hard to keep up with all the great beer at their fingertips. Check out the Boise Ale Trail, a free app that encourages residents to try new breweries via checking in on the app. Also, there are several wineries within a short walk or drive from downtown Boise.

A Thriving Job Market

Several analyst recently praised Boise as having one of the nation’s fastest-growing job markets. Part of this success can be attributed to the state’s growing technology presence that includes employers like Micron Technology, Inc. and HP Inc. Boise’s biggest industries still remain in health care and hospitality.

DEBI SHAKLEE
208/860-3711
debishomes4U@yahoo.com