$939,900  Boise, Idaho
Beautiful home with lots of glass, high end finishes throughout, double oven, dual zone, full landscape, pressurized irrigation, RV bay, potential in home office. Lots of effort put into producing a home with creativity in mind. Wonderful floor plan well thought out with lots of private space. Must see to appreciate all from a builder working in the valley for decades.
Call Matthew Schweiger 208-440-9191

$3,500,000  Nampa, Idaho
This Prime acreage in Southeast Nampa with the potential to be subdivided is full of opportunity! Approx. 62 +/- acres located in area ideal for Single Family Residential 1-2.5 acre parcels. Great location close to schools, amenities & city center. Irrigation water way runs through center of property for added aesthetic potential for new development. On a clear day you'll have views of the entire valley, the Boise Front, and Owyhee Mountains. Near Idaho's wine country and outdoor recreation. Several access points. Flanked at South side by a beautiful acreage community of custom homes. Up-and-coming area. GREAT OPPORTUNITY!
Call Marty Siebertz 208-336-9600

$1,950,000  Boise, Idaho
ONE OF A ONE VIEW of the city. Thoughtfully designed & nicely situated at the end of a cul-de-sac. Perfect for peaceful evenings and entertaining, home offers expansive windows, three outdoor balconies, dining patio, game room, craft room, heated driveway, and more. Easy access to foothills and only a few city blocks to downtown, the location of property is second to none. Close to St. Luke's hospital. No HOA fees/dues.
Call Christie Roth 208-866-4489

$2,999,999  Eagle, Idaho
A once in a lifetime property with breath taking views nestled in the foothills of coveted Eagle Idaho. Whether you're dreaming of growing your own vineyard or a hobby farm with horses, the over 6 acres of rolling topography and south facing slopes with full water rights offer you endless opportunities. This one-of-a-kind property comes with a gorgeous custom-built home, a fully finished shop that has heating and cooling and a huge barn with a concrete floor and warm room. The home boasts madrone hardwood floors, custom cabinets, high ceilings, open living space and lots of windows to take in the views. This is truly where your dream becomes a reality.
Call Christopher Byrne 208-761-0900

$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

$2,495  Boise, Idaho
CHARMING HOME IN HIDDEN SPRINGS! Quality upgrades include both white oak hardwood and tile floors, current colors, and impressive finish carpentry. Great Room has a beautiful gas fireplace. Kitchen has white cabinetry, granite counter, center island, and SS appliances. Master Suite that has a luxurious Master Bathroom. Private backyard is a garden paradise with gorgeous flower beds loaded with perennials and mature landscaping. Courtyard patio, private fenced backyard, and a garden swing! Applications are available at tvpropertymanagers.com. Please call with any questions!
Call Taylor Jackson 661-755-0663

$2,150  Nampa, Idaho
Brand new townhomes centrally located near shopping, restaurants, and the freeway. This unit features two bedrooms plus office that could be used as a 3rd bedroom, two upstairs baths, a main level half-bath, and 2 car garage. Granite countertops in the kitchen and baths. Kitchen has stainless steel appliances. Landscaping maintenance all included. Applications available at tvpropertymanagers.com
Call Taylor Jackson 661-755-0663

$739,900  Garden City, Idaho
This sophisticated and contemporary townhome built by Roth Homes offers multi-use occupancy in a prime edge-of-Eagle location! Unique live/work opportunity with front commercial office/work space perfect for receiving clients (currently setup as a beauty salon). Additional income opportunity with the beautiful, furnished rental/AirBnB/guest studio with kitchenette and bath. Sleek espresso colors bring elegance and calm to this immaculate home, where you can enjoy peaceful mornings and evenings on the spacious private patio, or relax with friends in the cozy great room. Easy access to Boise River greenbelt, restaurants & shopping! The gorgeous master bedroom features mountain views and natural light! Invest where you live - this is an exceptional opportunity to make your home an investment, start a home business, or have flex-living spaces for extended family and friends. There's a lot of value in this package!
Call Jo Stearns 208-954-1230

$650,000  Arco, Idaho
What an opportunity! Although The Golden West Cafe was rebuilt on the edge of town in 1989, it has been an Arco icon since the late 1940's. Always locally owned and a favorite, not only by the local patrons but those who have traveled US-20 for decades. This is a rare opportunity of property & business combined into a smooth continuation of operation, ready for fresh ideas, or an entirely new concept. The east section of the restaurant has a banquet room for private parties that has recently had the start of a remodel converting it into living space giving you both a restaurant & living quarters under one roof!
Call Tia Dowdle 208-631-1396

$130,000  Boise, Idaho
2 beds, 2 baths, New A/C, Furnace, New flooring in the living room, kitchen, bathrooms, New carpet in the bedrooms, New windows, New paint, skirt, 2 bathrooms were renovated. A New water heater will be in place before closing.
Call Rufina Mendez 208-954-0881
IdahoRealEstate.com Blog

Are you a successful buyer or seller in today’s real estate market?

1/25/2022

While the majority of homes here in the Treasure Valley have continued to sell quickly and at
higher than list prices, interestingly, we have seen a few price reductions and longer days on
market then we were seeing in the spring of 2021.

What does this mean for someone wanting to buy or sell property here in the Treasure Valley?
For Seller’s our supply is still low, this means if you list your home within the market range and
follow your Agent’s advice for getting your home sold you will be successful in selling your
property.

For Buyer’s this means that you must be diligent in your search for a new home, don’t let any
opportunity pass, watch the daily new listings, price changes and/or back on the market listings,
get out and view them! Try to at least do a drive by that way if you are happy with the location
you can view ASAP! Listen to your Agent’s advice, take advantage of the still historically low
mortgage rates available and you too will be successful in buying a home or investment
property in today’s crazy real estate market.

Cortie Noud
208-571-3148
cnoud@atova.com



Statistically Speaking…

12/6/2021

There’s no doubt the real estate market was in hyper drive for most of the first 3 quarters of the year, as well as much of 2020, but it has started to normalize a little bit here in the Treasure Valley. Quite honestly, I feel that we needed a slight reprieve in the craziness that ensued when our available home inventory dropped to record lows. I’m sure you’ll agree.
The good news is that we have over twice the number of homes available for sale in Ada County compared to this time last year (889 compared to just 409 last year – up 117% YOY), and in Canyon County there are almost 4 times the number of homes! (617 compared to just 160 last year – up almost 286% YOY) We’re certainly still way below what we are used to, but the demand is still pretty high. Additionally, builders are starting to see fewer supply chain shortages and delays, and interest rates continue to be near record lows.
Another good indicator of normalization is the upward trend of a listed homes days on the market. (DOM) The latest data shows that in October, the average DOM in Ada County was 21 days, up from 13 days last October. For a little perspective, the DOM in May 2021 was a mere 9 days, and as we all know, many homes barely lasted a day without getting multiple offers for over asking price. October 2019 saw the average DOM at 30 days, which is more representative of what we usually see in October historically.
Are prices going to come down any time soon? Only time will tell. Logic dictates that with more inventory, there will be downward pressure on the asking price – how much remains to be seen. Supply and demand are always the controlling factor. Remember, a strong real estate market reflects a strong economy, so it’s nice to see – growing pains and all.

Happy Holidays!

Terry Ivins
208.870.5086
tivins@atova.com



First Impressions

11/30/2021

Did you know the first impression of your home starts with the landscaping?
Landscaping can seem daunting but it doesn't have to be. Here are a few simple ideas to get started.
1) Powerwash dirty surfaces such as your driveway, walkways, and the outside of the home if needed. You may be thinking, it's outside, what does it matter, but seeing stains on these surfaces makes one wonder what may be lurking inside the home.
2) Don't leave containers empty. Either remove them or add a little color with some inexpensive annuals. Having a few brightly colored flowers along with greenery in containers or in the flowerbeds makes the landscape pop.
3) Add mulch for a fresh look. Remember to neatly place the mulch, so it doesn't look like it was just thrown on, by removing excess covering walkways or foliage. This will give a feel that the home is always cared for and not just a quick sprucing to sell.
4) Be sure the grass and plants are getting enough water to be well fed but not over-watered. Not enough water or over-watering will cause the plants and grass to show signs of stress and cause the question of water or drainage issues.
5) And last, keep the weeds down. It is much easier to pull a weed or two each time you pass by the area rather than letting them get out of hand and end up spending hours trying to get caught up on the task.
Remember, it takes a little time after planting or applying mulch for it to look natural in its surroundings so, if possible, think ahead when adding curb appeal for selling, it can attract buyers and add value to your home. Curb appeal can mean something different to all of us depending on the season and region we are in but the idea is to keep it simple and neat. Curb appeal does not have to be an expensive or timely process so have fun with it.

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



Investor Buyers and Competition in an evolving market.

11/12/2021

Real estate markets still remain tight in many areas across the country and it’s not just homeowners who are buying them. The combination of record low interest rates, a nationwide housing shortage and a renewed interest in single family homes outside of Metro areas due to the pandemic continue to fuel a new wave of investor capital in American real estate.

Boise and other Treasure Valley communities have long been a tantalizing target for these types of purchasing entities, however never more so than what is currently being experienced. Recent data reflects that as many as one out of every five homes in Ada County is owned by someone other than a primary homeowner.

This local data seems to track well with national trends as evidenced by John Burns Real Estate Consulting. This statistic should provide an insight as to why certain market price points are more competitive and have become so difficult to navigate through in order to achieve a successful purchase.

If you are a First Time Buyer, Retiree or an Investor competing for properties in these market parameters you will be well served to align yourself with a local agent. Secure an agent that has an understanding of these ever changing dynamics and the experience to fully represent your “best interests” and your likelihood of realizing a successful transaction will be greatly improved.

Wishing you all the best this Season~

Steve Claridge
208-539-2833
sclaridge@atova.com



Real Estate Values

10/25/2021

Remember Homes Change Value. They don’t have a fixed value forever. It is very possible to have a range of price over time.
During the current Inflationary Process expect to see some good deals, price fluctuations & many opinions as our Country continues on with uncertainty on so many topics! Timing & Weather will be a factor again until Spring 2022.
Who doesn't love a good deal? When you're considering buying something as significant as a house, every penny counts! I wanted to share some of my tips for finding a good deal in our current real estate market.

1. Don't overlook the ugly ducklings. Homes with cosmetic problems (like old carpeting or paint, poor landscaping, etc.) will often be priced lower than comparable homes that are "move-in ready". Luckily, these kinds of fixes can be relatively inexpensive to make, and in the end, can save you some money.

2. Stay open to distressed listings. Short sales and foreclosures are not as readily available as they were a few years ago, but they're still priced below market - sometimes by a significant amount. The process to buy one can be complicated, often requiring cash, but if you're interested in pursuing this option, I can help you navigate it and keep things moving along as smoothly as possible.

3. Consider widening your search area. Sometimes great deals are just outside the borders of where we'd ideally like to live, so even if you're 99% sold on living in a specific zip code or school district, I'd suggest widening your search just to see what else is available.

Do it Yourself Projects With the Best Return on Investment
When ready to sell their home, many clients ask what are the projects that have the best return on investment? While there are a number of projects to choose from, here are the top three that can boost your bottom line.

Kitchen Cabinets, Hardware and Faucets
When buyers tour a listing, they’re guaranteed to take a close look at the kitchen to see whether it will meet their needs, both functionally and aesthetically. Kitchen projects can be as simple as painting the cabinets, replacing the hardware, and installing a gorgeous faucet. You can also install all new cabinets or build an island, depending on your needs and skills.

Bathroom Updates
Updating your toilet or light fixtures are both much easier than you think. You can also add a fresh coat of paint and create an accent wall for a more modern look. Replacing the tile in your shower area can also go a long way in transforming the space.

Energy efficiency improvements
Many buyers now are concerned about their energy consumption. Depending on your skill set, these types of improvements can vary widely. If you’re able to do something like install new windows, that can go a long way in adding value to your home. Otherwise, installing smart thermostats or switching to LED light fixtures are more manageable.
Over my 15+ years as a Realtor and Investor in Idaho, I have seen our Real Estate market swing from one extreme to the other! You can rely on CHANGE being inevitable and like a pendulum, Real Estate markets never rest in one place.
Please let me know how I may help you and I will provide you with a smooth and efficient Real Estate Transaction.

Sue Kropf
208-405-5785
Sue@IdahoRealEstate.com



Selling your home in the Fall and Winter Months.

8/24/2021

Well it’s almost the end of Summer and Fall and Winter will be here before you know it. Kids are starting back to school and lives get busier than ever. Is it still a good time to buy or sell a home? Here are some things to think about if you are listing. Take photos that capitalize on fall colors, talk about your excellent school district, boost your curb appeal, list earlier, rather than later. If you are buying you may find that there is less competition than usual. So that multiple offer situation may not be as prevalent. Supply and demand has been crazy this year but now that we are moving into the cooler months the market may cool off also. As always, do your homework. Find a good Real Estate Agent to help guide you through the process. They know the market for your area and have been working through all the ups and downs of this over the top year. Happy House Buying and Selling!!!

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



How To Beat Cash Or Multiple Real Estate Offers

6/28/2021

Anyone who is paying the slightest attention to our current real estate market knows that it is hot, hot, hot, and it shows no sign of letting up anytime soon. With the national exposure Boise and the surrounding area is getting, plus the high demand for housing and low inventory, we are experiencing record appreciation, up to 3-4% month over month! And a lot of Buyers are paying cash, with offers well over the asking price. However, if you are looking to buy and you need to finance your purchase, do not despair! You can compete and even beat cash offers or multiple offers if you enlist the services of a savvy and experienced real estate agent.

Here are several strategies you can employ to win against cash offers or multiple offers:
DO YOUR HOMEWORK. Make sure you are pre-approved and not just pre-qualified. There is a big difference between the two. Pre-qualification letters are virtually meaningless, as any knowledgeable Seller knows. To be pre-approved, you need to provide your lender with all required documentation including among other things employment verification, financial records, asset statements, and liabilities. Do this prior to beginning your house hunt. A pre-approval letter strengthens your offer and gives your Sellers the confidence of knowing you are financially able to close the transaction.

OFFER OVER ASKING PRICE. Sellers are usually most interested in the highest priced offer and for good reason. They simply want to get the most return for their significant investment. In today’s market, Buyers need to work with their Agents to determine if an over-asking offer price is necessary, and if so, how much over asking. Sometimes, this means that Buyer should look at homes in the lower range of the Buyer’s targeted price range. That way, Buyers can increase their offer price without risking not qualifying for the loan amount or not having sufficient funds to obtain a conforming loan (FYI…the conforming loan limit this year in our area is $548, 250). If you are unsure how much over asking to offer, consider adding an escalation clause that will pay X dollars over any other offer up to X dollar amount. Your Agent will have escalation contract language to include in your offer if you decide to use this approach.

CONSIDER A LARGER-THAN-NORMAL EARNEST MONEY DEPOSIT. This approach provides additional assurance to the Seller that you are confident you can close the deal. You may even offer a non-refundable deposit either upon acceptance of your offer or after inspection. Consult with your Agent to see what may be needed to entice the Seller into accepting your offer.

TAILOR YOUR OFFER TO THE SELLER’S WISHES. Do not assume the Seller desires a quick close. Some will and you need to be ready to close within 3 weeks if you want to compete against cash Buyers. However, some Sellers may require a longer-than-normal close, so you will need to be flexible. Often, Sellers want a delayed possession of several days or a rent back option. If you accommodate them and even offer to allow the Seller to remain in the home at no charge during the rent back period, your offer make jump to the front of the line if there are multiple offers. Make sure your Agent has a conversation with the Listing Agent to determine what works best for the Seller.

MAKE YOUR OFFER AS CLEAN AS POSSIBLE. Do not ask for personal property or make your offer contingent on the sale of another property. The latter may be difficult due to timing but consider asking for a rent back at your current property to allow you time to secure another home. If you must include this contingency, make sure as many of the contingencies on your current property are resolved before making an offer on another property.

USE A LOCAL LENDER. Listing Agents may advise their Sellers to give preference to offers that use a local lender instead of a national lender. Agents have a comfort level with local lenders that typically does not exist with out-of-state lenders. You have probably heard stories of missed deadlines and deals going south because the lender did not perform.

REMOVE INSPECTIONS AND APPRAISAL CONTINGENCIES. Be careful when using this strategy as it involves a certain amount of risk. The age of the property, its condition, the complexity of the listing (private wells, septic systems, acreage, etc.), the uniqueness of the property all play into the risk equation. Your Agent will be able to guide you through the process to determine if you should employ this strategy. Sometimes the Seller will have completed a pre-inspection, so you will be able to review the report prior to making an offer. If a pre-inspection report is not available, you can include language in your offer stating you will conduct a home inspection, but you do not intend to ask for repairs. Removing the appraisal contingency altogether allows you to compete on an equal footing with cash offer. If you are putting down a significant amount of money, you may be able to remove the appraisal with little risk to you. However, sometimes you may want to cap the amount you are willing to pay at closing between the appraisal price and offer price.
Offer over asking price and include an escalation clause or be willing to bid higher (choose lower in your price range)

OFFER ADDITIONAL INCENTIVES. You may decide to pay the closing costs which are typically shared between the Buyer and Seller. Other creative incentives you may have heard about locally include offering season tickets to Bronco games (Go Blue), paying the Selling Brokerage commission, offering to paying the Seller’s moving costs, and one extreme example from another state involved the Buyer paying for the Seller’s next home!

Using a combination of the above-listed strategies will help your offer stand out and even beat cash or multiple offers received by a Seller. Be careful to assess the level of risk you are willing to take and structure your offer accordingly. Remember, while offer price is important, other terms and conditions may be equally as important. Use clear and concise language in your offer that protects you while still appealing to the Seller’s wishes. You can WIN and get the home you desire!

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



Why get a home inspection?

5/31/2021

If you have been paying any attention at all, you know how crazy the real estate market is here in the Treasure Valley. There are so many contributing factors to this; it is difficult to point at any single one as the root cause. However, let’s face it, Boise being an amazing place to live is near the top of the list.

As a full-time agent for the past 21 years, it is fair to say that I’ve seen my share of housing trends come and go, but in the extraordinary market we are presently experiencing, there is one trend I’ve noticed that is particularly troubling to me. As many of you know, buyers presently outnumber available homes, and as a result, nearly every buyer is faced with the prospect of entering into a multiple-offer bidding war. With that expectation in mind, buyers and agents are always looking for new strategies to outshine the competition. The most alarming strategy that I have seen lately involves the buyer waiving their right to conduct a home inspection.

Section 10 of the "RE-21 Purchase and Sale Agreement", which is provided by the Idaho Association of Realtors, affords the buyer a contingency to conduct a home inspection and negotiate repairs with the seller during the escrow period. The language under this section is broad in its scope and allows the buyer an opportunity to inspect not only the physical condition of the home, but “all aspects of the property including but not limited to neighborhood conditions, zoning and use allowances, environmental conditions, applicable school districts and/or any other aspect pertaining to the property or related to the living environment at the property”.

Considering that a home purchase is arguably the single largest financial transaction that a person will ever make, and considering most people would not buy a piece of fruit without inspecting it, why would any buyer waive the right to do a complete and thorough inspection of the property to protect themselves and their investment? Getting your offer accepted, but at the cost of waiving your right to an inspection in a multi-hundred-thousand-dollar transaction? Objectively, just about anyone would agree that such an approach would be highly risky for the buyer.

But what about the seller?

It is not difficult to imagine that the seller may feel relieved that buyers are waiving their home inspection contingency. After all, that should expedite the process and eliminate the chance that the transaction might fail due to inspection issues. However, consider this: What if the buyer felt compelled to waive their inspection because it was made clear by the seller that other competing offers were doing the same? Then, a property condition issue surfaces after closing that was not disclosed? This scenario is ripe for post-close legal action by the Buyer.

First, as a seller I would consider having a pre-listing home inspection. This can serve to inform you of any major issues that may exist and allow you to address them before going to market. It will also allow you to address incidental items or disclose them at your option with the understanding that it is not your intension to make those repairs.

Second, disclose all know adverse material facts about the property including anything that arose from your pre-listing inspection. Describe how those items were corrected and/or indicated that they still exist and that it is not your intention to address them with any buyer.

Third, encourage all buyers to have their own inspection at their expense and indicate clearly in writing that it is not your intention to participate in any incidental inspection repair items. This will not prevent the buyer from delivering a list of items that they would like you to correct, but it will allow you the option to decline or agree to participate at your discretion.
If you have exercised proper due diligence and disclosed fully and correctly, the likely hood of the buyer’s inspection uncovering any major surprises will be minimal. Any minor issues that may arise can usually be handled simply and are rarely deal breakers and the peace of mind you will have knowing that you’ve acted in good faith will be well worth it.

John Poole
jpoole@atova.com
208-440-9600



Investing in short term rentals

5/17/2021

Short-term rentals are buzzing with excitement and opportunity these days!
Owning and operating short term rentals is an effective way for investors to diversify their portfolios. Companies such as Airbnb and VRBO have brought the short-term rental market into the main stream making it easier for investors to profit from real estate ownership.

As a current owner of 3 short term rental cottages in Boise’s Northend, my husband and I view short term rentals as more of a total business than a real estate investment. Below are Several key points that will allow you to take advantage of the short-term rental opportunity and avoid potential land mines in the process, so let’s unpack a few thoughts!

1.Research your market carefully
As we all know it’s all about location,location,location. This is particularly true when it comes to owning properties to rent on a short-term basis. It’s important to find the best cities that attract tourists and business travelers while not ignoring the smaller towns. Start with a property in your local area for your first property. Make sure to investigate the local/state laws and housing regulation as some areas have bans or restrictions on short term rentals. Be sure to check the competition in the area you are looking to purchase. Is it already flooded with short term rentals?

2. Don’t think all short-term properties have to be vacation homes
Short term rentals don’t have to be related to a vacation home. We have guests wanting to work remotely for a change of pace, or they are in town for a medical procedure (we are close to St Lukes). We also cater to folks who are remodeling their house or wanting a “staycation".

3. Create an advertising/marketing plan
We are on Airbnb as well as VRBO and have done very well with both sites. We’ve also attempted direct bookings with our own website www.foxwoodcottages.com but don’t get the traction like we do with the major booking sites. There are other sites like www.flipkey.com and www.booking.com
When you’re ready to photograph your property go for the best! Hire a professional photographer. As we know pictures are worth a thousand words and definitely true in this case. Over 90% of people who select a place to stay do so based on the photos... Get good ones!

4. Plan your financing/ expenses
Typical expenses for the property include:
Short term rental insurance
Taxes
Cleaning services
Utilities
Landscaping
Furnishing the property upfront
Supplies, toilet paper, paper towels, laundry soap
Hiring a property management company is also another consideration to explore. We decided to manager our own not only for the additional real estate contacts it has provided (relocation guests) but the additional income. It all comes down to your personal situation and if you have the time to maintain your property.

Short term rentals can be an opportunity to grow your income stream and have a little fun in doing so (and maybe acquire a few real estate leads)
It takes time and hard work up front but once you have your system it’s much more passive. If you’re thinking it might be a good way to invest in real estate, talk to friends that have done it and be sure to do your research!

Jill Potter-Fuchs
208-409-0529
jpotter@atova.com



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