$407,000  Boise, Idaho
Contemporary vibe in this single story beauty of a home! Light, bright open plan with 2 lovely living areas and fantastic double-sided fireplace. Vaulted ceilings, formal dining, perfect for entertaining! Welcoming porch out front, lovely deck in back, perfect for BBQs. Reno in the last 2 years includes new flooring throughout, updated bathrooms, fresh paint, new roof, new water heater. Unobstructed views of Indian Lakes Golf Course. Professional photos will be posted on Saturday.
Call Lorilee Venable 208-761-1603

$99,999  Fairfield, Idaho
Prepare to be moved ~ Mountain views, clear skies, Spring wildflowers, 6 miles to Soldier Ski Area, 1/2 mile to public lands access....you get the picture. This amazing, recreationally oriented parcel will check all of your "must have" boxes. Gently sloped topography captures abundant sunshine making for ideal apres-ski time on your cabin deck. With over 9 acres to roam you can rest assured you made the right decision. Seeing is believing!
Call Steve Claridge 208-539-2833

$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

$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

$989,000  Eagle, Idaho
Luxury home in the coveted Renovare. Waterfront property with an amazing view, this home will not disappoint. The large covered patio and double slider creates a great indoor-outdoor living experience. Boasting two suites + den/office, Bosch appliances, top of the line construction and finishes, heated floors in master bath, patio heaters, and much more. A Gated community near downtown Eagle, along the Boise River with quick green belt access, community clubhouse, pool/spa and gym.
Call Taylor Jackson 661-755-0663

$99,900  Fairfield, Idaho
A unique and historic opportunity to own an anchor business in downtown Fairfield. For approximately 25 years the widely recognized “Jim Dandy’s Pizza” name has been associated with good food, great people and fun times. All existing equipment, inventory and decorative items to be included in sale. Beer / wine license is easily transferable. Most recent financial details and utilities breakdown available upon request. Business is currently not open to the public. See Docs tab for more info.
Call Steve Claridge 208-539-2833
IdahoRealEstate.com Blog

Let’s make February count!


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

Signing vs. Closing


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 Ritchie

Why use an agent?


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

Supply and Demand in the Real Estate Market


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

Rental Market


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

Credit Score And Loan Application Advice


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 Ritchie

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


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.


Manufactured Home Financing?


A lot of people ask if you can finance a manufactured home. While there have been few financing options in the past, restrictions varied on if it was on a foundation? Or not! In 2018 Fannie Mae launched it’s MH Advantage program. This program was put in place to help ease the Nation’s affordable housing shortage. This loan program offers a low down payment for as low as 3% on a qualified manufactured home. You are still required to have an Appraisal completed, which must include the exterior and interior of the home. The Appraisal will take into consideration comparable sales, which may include a regular home. It is always the best practice to reach out to a qualified lender who specializes in lending for Manufactured Homes. Happy House Hunting!

Patsi Williams

Time to sell?



Have you been thinking of listing your home, but hesitate because of the current environment? Consider the following:

• Homes prices in Ada County increased 18.1% for Q1 2020… the highest in the nation. Other nearby counties have experienced strong price increases, as well.
• According to a recent CNBC news article, as states reopen, homebuyers are rushing back out, but sellers are staying on the sidelines. The article states that buyer interest is fueled in part by more apartment renters hunting for single-family homes.
• A current Forbes-Moody’s Analytics article ranks Boise as one of the 10 US cities best positioned to recover from Coronavirus. Buyers are fleeing crowded cities for the suburbs and smaller cities like Boise.

So, we presently have low inventory and high demand. Why wait to sell your home? The obvious answer is COVID-19. Sellers are reluctant to list their owner-occupied homes due to health and safety concerns.

Talk to a qualified Real Estate professional to lean how you can minimize your risk and still get top dollar for your home. For example, you can:

Leverage technology when listing your home.
More than 70% of today’s home buyers search for homes online. Find a forward-thinking agent who uses not only high-quality photos to showcase your home, but provides, among other things, 360° virtual tours, aerial drone footage, and live tours via Facetime, Google Duo or other live event applications.

Limit showings.
Insist that your agent screen potential buyers who want to view your home to weed out “looky-loos” while focusing on serious, pre-qualified buyers. Provide potential buyers with information on schools, demographics, and crime statistics so it’s easier for them to make informed decisions about whether your home and neighborhoodare a good fit for them.

Employ safety measures.
Offer hand sanitizer, gloves, and booties at the door. Provide selling agents with specific guidance on limiting the number of people touring your home at one time, and ask them to practice social distancing while refraining from unnecessarily touching surfaces. After showings, wipe down high-touch areas.

Use technology for “touchless” transaction management.
Leverage electronic document signing apps, as well as digital appraisals and closings to create an entirely digital experience that is 100% free from physical human contact even through closing.

Now that you’re equipped with this information, what are you waiting for? Contact me today to get your home SOLD!

Kelly McCune

First Time Home Buyers


Low interest rates make it possible for first time home buyers to purchase their first home.

Home prices are about the same, but a low interest rate gives the buyer the ability to qualify for a higher purchase price with a lower house payment.

Often Buyers will wait for home prices to drop, however, an even better strategy is a lower interest rate and right now we have historical lows.

Your local lender is where you need to start. Not a bank, but an experienced lender who understands how-not just the rate but the product that the lender uses-can affect the first time homebuyers payment.

Private lenders often have more product available to them then your local bank.

First Time Home Buyers- look for classes that can educate you and give you the start you need. There are classes going on where an experienced lender teams up with an experienced real estate agent. They will assist you in buying your first home. These teams are offering zoom meetings for your convenience.

Val Gray