$43,000  Boise, Idaho
Space #198, $475 pad rent which includes sewer and trash.
Call Douglas Oates 208-724-2822

$43,900  Fairfield, Idaho
Offerings like this one do not come along very often on the Camas Prairie! This generous sized parcel with its willow studded, West boundary (Elk Creek) and amazing ponderosa pine dotted foothill views is ready for you to make the next move. Take the time to wander the edges and interior of this great find, the resident wildlife and soaring red tail hawks will be there to greet you. Don’t miss aerial video at: vimeo.com/226668123 or see unbranded video tab below. Plat map avail at green "D" Tab above.
Call Steve Claridge 208-539-2833

$524,900  Boise, Idaho
PRICE REDUCED! True beauty in one of Boise’s best kept quaint areas. Cozy, private lane. Architectural detail! New flooring throughout. Kitchen island for casual eating, as well as a lovely dining area, new dishwasher, and beautiful new counters make this a dream space. The family-great room features soaring vaulted ceilings. Dining & kitchen open to garden patio. Private upper level master retreat spa like bathrm, jetted tub w/ in closet. Plush landscaping, guest parking, storage shed.
Call Marty Siebertz 208-336-9600

$294,900  Garden City, Idaho
Charming 3 bed 2 bath home at the end of a cul-de-sac in the Millstream Subdivision. 2077 sq/ft on a single level in a great location, close to HP with easy access to downtown. Luxurious master bathroom was recently remodeled and large walk in closet added. There is new carpet and new exterior paint. Sits on almost a quarter acre lot with large storage shed included.
Call Taylor Jackson 661-755-0663

$159,000  Lake Fork, Idaho
Take in the views of 7 Devils from the front porch. Super sweet acreage with many possibilities adjacent to Idaho’s Wilderness. Located 6 miles from McCall’s Payette Lake, 7 miles from Tamarack Skiing and Lake Cascade, and 5 miles from Jug Mountain Ranch’s incredible golf course. A little piece of Idaho to enjoy 4 wheeling, hunting, skiing, lake life and mountain trails. Two homes on property are currently rented out. Great as investment property, or to build your own cabin retreat. Hwy frontage. BTVA
Call Marty Siebertz 208-336-9600

$1,600,000  Boise, Idaho
A Contemporary Masterpiece! Located above Crane Creek Golf Course in the exclusive enclave of Highlands Hackberry. A stunning total home renovation of the highest order. Simply the best of everything. Guests are greeted by the classic, understated exterior and ushered into a grand, luxurious, living space with a wall of windows showcasing sweeping views of the valley.The gourmet kitchen is wrapped in sparkling quarts counters and crisp, white, custom cabinets and equipped with Wolf and Sub Zero appliances.
Call Jill Potter 208-409-0529

$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

$349,900  Eagle, Idaho
Enjoy the Eagle lifestyle from the 9th tee box on Eagle Hills Golf Course! You will love this quiet street with mature landscaping and proximity to endless recreation & entertainment. Single level living with 3 beds, 2 baths, den, living and family room. Gather in the open kitchen and dining room or take in backyard views from the spacious family room. Cozy up to the wood-burning fireplace or relax on the 3-season porch. Storage shed, roomy 2-car garage w/work bench. This is a wonderful move-in ready home!
Call Cindy Ritchie 208-284-7090

$499,900  Boise, Idaho
Gorgeously upgraded two story residence with hard to find, exquisitely finished, basement. Gracefully poised on large corner lot in one of the most desirable neighborhoods in Boise. Conveniently located 10 minutes from downtown Boise and the Meridian Village. The superb architecture of the home radiates curb appeal, & welcomes guests into a comfortable interior. The kitchen with granite counter island is delightfully open to the living room and spacious for all to enjoy.
Call Christopher Byrne 208-761-0900

$249,900  Boise, Idaho
Nestled on a gentle, sloping hillside below Table Rock, this delightful, estate lot offers breathtaking, sweeping, unobstructed views! Located at the end of the road on a premier, upscale cul de sac, you are assured the peace & privacy you desire. Serene area offers Foothill +Trail access, minutes from Lake, River & downtown Boise's amenities. Enjoy sparkling city lights, recreation, wildlife, spectacular cloud formations & weather patterns moving across the skyline. Perfect *Lifestyle, Luxury and Location!
Call Sue Kropf 208-405-5785
IdahoRealEstate.com Blog

Autumn Home Maintenance and Idaho Recreation

10/29/2018

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.

MOW THE LEAVES

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/

CLEAN YOUR GUTTERS

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

SERVICE YOUR HEATING SYSTEM

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/

TRIM TREES

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/

http://www.zipboise.com/

FIX CRACKS IN DRIVEWAY

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
208-284-7090
critchie@atova.com



Fall Activities

9/11/2018

Boise has no shortage of amazing Fall activities. It’s a magical season in Idaho. Though winter is on the way, the days stay warm while the nights are crisp and cool. Here in Idaho we love fall festivals and take every opportunity to celebrate during this season of change. Jump into the harvest season with these 3 recommendations for fall festival fun in the Boise and surrounding areas of Idaho.

Orofino Lumberjack Days September 13 -16, 2018 Orofino, Idaho

Enjoy some family fun at Orofino’s Lumberjack Festival. Photo Credit: KCXD. Looking for something a little different this fall? Check out Orofino Lumberjack Days, a three-day tribute to logging with a family-friendly parade and carnival. Orofino Lumberjack Days began in 1947 and is celebrating its 70th year. Events include logging challenges such as ax throwing, tree topping, and single and double bucking. Enter an event or two if you’re feeling strong, or enjoy watching from the grandstand with a plate of food. http://orofinolumberjackdays.org/

Old Boise Oktoberfest September 22, 2018 Boise, Idaho

Raise a glass to Oktoberfest in Idaho. The first Oktoberfest took place in 1810 to celebrate the wedding of two German royals in Bavaria. The married couple invited the entire town to join them for a few days of drinking, eating, and dancing. Oktoberfest, now a popular fall festival around the world, is celebrated in high style throughout Idaho.In Boise, check out the Old Boise Oktoberfest. This Oktoberfest is well known for its mix of music, Bavarian foods, and plenty of fall seasonal brews. If you want to get extra festive, pull on a pair of lederhosen (you won’t be the only one!). Don’t miss the Sam Adams Beer Stein Hoisting competition while you’re there. https://www.facebook.com/OktoberfestOldBoise/

Trailing of the Sheep October 10-14, 2018 Ketchum, Idaho

Named as one of the “Top Ten Fall Festivals in the World” by MSN.com, the Trailing of the Sheep Festival is a celebration of lamb, wool, and traditional sheep herding culture. Ketchum was once an epicenter of sheep ranching, second only to Australia as a producer of lamb. A few sheep ranches remain, keeping the tradition and spirit alive.Trailing of the Sheep’s flagship event is the parade in Ketchum, where a herd of sheep “trail” from the nearby mountains down Main Street to the cheers of thousands of spectators. It also includes a weekend full of activities such as the Folklife Fair in Hailey, lamb tastings in local restaurants, food and craft classes, and the Championship Sheep Dog Trials. http://www.trailingofthesheep.org/

Festival information provided by Sara Sheehy. She is the founder of Camp Academy, an online beginners guide to camping and hiking.

Enjoy this beautiful season and Idaho and I’ll see you out there on the Ridge to Rivers trails and all that Boise and beyond have to offer.

Marty Siebertz
208-336-9600
TeamDevlinSiebertz@atova.com



TO BE, OR NOT TO BE, THAT IS THE QUESTION! (Choosing buyer representation)

5/29/2018

With today’s information highway, every bit of information imaginable is “at your fingertips”! What you do with that information is critical, especially when it involves making business decisions, including buying and selling real estate!

Here in the Treasure Valley, the current demand for homes far exceeds the supply, making this a challenging market for buyers. While it may be a simple task for buyers to identify homes to consider, this is a swift-moving market and many homes are receiving multiple offers, meaning the competition is fierce and there is only ONE WINNER! In a multiple offer situation, sellers have the opportunity to pick and choose from a host of offers, all with different terms. Going it alone may mean the difference between losing out in multiple offer situations, and having an offer accepted.

Remember, commissions are negotiated between the seller and the seller’s agent, and typically paid for by the seller. It costs you, the buyer, NOTHING to be represented by a real estate agent! So why wouldn’t you want to benefit from the expertise and experience of a real estate agent?

BE THE WINNER! Choose a savvy, seasoned real estate agent to represent you in the search and ultimate purchase of your home!

Amy McMahon
951-295-7017
Amy@Atova.com



Quality of Life Abounds in Boise!

5/15/2018

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

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

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

So seriously, what ARE you waiting for?

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



Best Time to Sell...NOW

4/30/2018

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

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

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

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

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

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

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

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

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



Vacation Rentals

3/14/2018

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

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

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

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

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

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



The Time is NOW

1/30/2018

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

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

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

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

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

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

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

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



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

1/8/2018

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

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

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

What are the benefits to buying now?

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

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

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

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

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

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

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



Winter is here

11/30/2017

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

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

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

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

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

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

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



ARE HOME SECURITY SYSTEMS SABOTAGING YOUR PURCHASE?

8/24/2017

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

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

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

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

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

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

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

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