Kathleen A. Garvey
CEO/CFO
Founding Principal
With CrestWood since 1978
An Exclusive Executive Market Guide
THE VALLEY, THROUGH THE EYES OF A BUILDER
Discover the Communities. Understand the Market. Explore the Opportunities.
An exclusive executive market introduction prepared by NextHome Treasure Valley.
Welcome to the Treasure Valley, CrestWood Team.
Prepared for CrestWood Communities
Your team. Your next chapter in the Treasure Valley.
Kathleen, Terry, Daniel, Patrick and Scott — welcome. This guide is prepared for your team as you explore the Treasure Valley through the eyes of a builder, from established communities to your next potential building opportunity.
Together, we’ll focus on the markets that fit your goals: Meridian, Star and potentially Boise, with finished homesites for your 2,000–3,000-square-foot homes in the $700,000–$900,000 range.
Terry Kent
Vice President of Operations & Land Acquisitions
Principal
With CrestWood since 1985
Daniel Garvey
COO
Vice President of Sales, Financing, & Human Resources
With CrestWood since 1998
Patrick Garvey
Vice President of Risk Management & Customer Care
With CrestWood since 1995
Scott King
Vice President of Construction
With CrestWood since 1992
WELCOME TO IDAHO FROM HEATH VAN PATTEN, BROKERAGE OWNER AND REALTOR
Executive Summary
THE TREASURE VALLEY AT A GLANCE
Five minutes here orients a first-time visitor and gives a working overview for executives who already know the market. Every number below is shown only once it has been verified.
First time in the valley?
Start with the cities, then the communities and growth areas.
See the citiesAlready know this market?
Jump to growth activity, competition and acquisition fit.
Builder's perspectiveNew construction · 2,000–3,000 sq ft
Active homes for sale
An overall city-by-city summary of current new-construction listings, built in 2025 or 2026.
| City | Active listings | Median list price | Median days on market |
|---|---|---|---|
| Boise | Pending | Pending | Pending |
| Meridian | Pending | Pending | Pending |
| Eagle | Pending | Pending | Pending |
| Star | Pending | Pending | Pending |
| All cities combined | Pending | Pending | Pending |
Data Pending Verification. Active listings are homes currently for sale, not closed sales. N/A means no active listings.
How the four markets differ
- Boise
- Generally the valley's premium urban market, with location premiums near downtown, the river and foothills.
- Meridian
- The valley's highest-volume suburban new-home market across a wide price range.
- Eagle
- Generally positioned at the upper end of the valley's suburban markets.
- Star
- Often a value alternative to Eagle and Meridian for newer homes.
What drives residential demand
- Employment base
- Micron Technology, St. Luke's and Saint Alphonsus health systems, state government, Boise State University and a growing professional-services sector.
- Household growth
- Households moving in for jobs, space and cost of living, plus local household formation.
- Where supply lands
- New product concentrates on former farmland in Meridian and Star.
- Lifestyle draw
- The Boise River Greenbelt, Ridge to Rivers foothill trails, Bogus Basin, golf and a four-season climate.
What a builder should notice
- Competition
- Production builders are active across Meridian and Star; differentiation comes from plan depth, amenity packages and lot orientation.
- Lot readiness
- Finished, fully improved homesites are the constraint.
- Buyer expectations
- Covered outdoor rooms, three-car garages and open main floors are common in newer product.
- Positioning
- Meridian competes on amenities and commute, Star on value per square foot, Boise on location scarcity.
Explore Cities
Click a city to learn more
Meridian
Directly west of Boise in central Ada County, along I-84.
- Residential character
- Large master-planned suburban communities with parks, pools and neighborhood schools.
- Lifestyle
- Family-oriented, with The Village at Meridian, community parks and quick freeway access.
- Employment connections
- Healthcare, retail, the Eagle Road corridor, and easy commuting to Boise employers.
- Transportation access
- I-84, Eagle Road, Chinden Boulevard (US-20/26), Ten Mile and Meridian Road interchanges.
- Development patterns
- Strong new construction on former farmland around the existing core.
- Market positioning
- The valley's highest-volume suburban new-home market across a wide price range.
MLS snapshot · 2025 vs. 2026 YTD
Data Pending Verification
Residential Community Explorer
Communities worth studying
Filter by city, open a profile, or select up to three communities to compare side by side.
Ask about the communities
Answers use only verified details. Anything not yet verified is flagged.
MeridianPinnacle
Newer master-planned neighborhood in Meridian.
Why this matters to builders: A useful read on current Meridian product and buyer expectations.
MeridianReflection Ridge
Meridian subdivision in one of the area's active growth zones.
Why this matters to builders: Upscale design and neighborhood positioning — how elevation and streetscape sell a Meridian address.
MeridianSky Mesa
Meridian community on the elevated land south of I-84.
Why this matters to builders: Move-up and luxury home characteristics — what the elevated land south of I-84 supports.
MeridianSpurWing
Golf-centered community built around the SpurWing Country Club near Chinden Boulevard.
Why this matters to builders: Shows how golf adjacency and larger homesites influence pricing in Meridian.
MeridianParamount
Large, established master-planned community with an on-site elementary school.
Why this matters to builders: A benchmark for how amenity packages and schools support absorption in a large master plan.
MeridianTuscany
Southeast Meridian master-planned community known for its central lagoon.
Why this matters to builders: Shows how a signature water feature anchors a community's identity and shapes how it is positioned.
MeridianSettlers Bridge
Established northeast Meridian neighborhood near Locust Grove and McMillan Road, with tree-lined streets and walking paths. Shared amenities include common areas, two playgrounds and a heated community pool.
Why this matters to builders: A walk-through of entrance design, streetscape and lot layout in an established Meridian neighborhood.
MeridianBridgetower
Established master plan near Ten Mile and McMillan.
Why this matters to builders: Resale here helps calibrate what buyers pay for an established community versus brand-new product nearby.
EagleTwo Rivers
Gated community along the Boise River in Eagle.
Why this matters to builders: A look at how gated, river-adjacent product is planned, marketed and presented in Eagle.
EagleRiverstone
Gated community in the Eagle–Star area with a waterfront recreation focus. Its private Beach Club, community pathways and mountain-modern clubhouse with a pool and fitness facilities anchor the neighborhood's resort-style setting.
Why this matters to builders: Compare its lot sizes, elevations and finish level against nearby Eagle communities.
EagleMace River Ranch
Community near the Boise River in west Eagle.
Why this matters to builders: A study in how west Eagle sites near the river are planned and phased.
EagleLegacy
Eagle community combining landscaped water features with a recreation-centered neighborhood design. Amenities include tennis courts, swimming facilities and a three-hole executive practice golf course.
Why this matters to builders: Use it to calibrate what new Eagle construction looks like at entry, mid and upper levels of the market.
EagleTerra View
Waterfront master-planned community in northwest Eagle, designed around private lakes, trails and open space by the developers of Legacy. The published plan includes a resort-style pool and clubhouse, plus a future city park with a playground, splash pad and picnic areas.
Why this matters to builders: A foothills-edge example of how topography shapes lot orientation, views and street design.
EagleBanBury
Golf community built around BanBury Golf Course near Eagle Road.
Why this matters to builders: A benchmark for golf-adjacent homesites and what a course does to buyer expectations.
EagleValnova
Large planned community in the foothills north of Eagle, near Highway 16.
Why this matters to builders: Worth watching as a long-term foothills supply source along the Highway 16 corridor.
EagleLakemoor
Gated Eagle community near the Boise River, with landscaped greenbelts, ponds and neighborhood walking routes. Shared recreation includes swimming pools, playgrounds, and tennis, pickleball and basketball courts.
Why this matters to builders: A north Eagle example for comparing pond and open-space amenities against other Eagle communities.
StarHeron River
Newer Star community near the Boise River.
Why this matters to builders: Lifestyle amenities and Star-area residential appeal — what draws a buyer out Highway 16.
StarStar River Ranch
Single-family community near the Boise River in Star, offering single- and two-story homes in a lake-centered setting. Published community features include three lakes, a neighborhood pool and a clubhouse.
Why this matters to builders: A large-scale Star example of how a master plan sequences parks, trails and homesites.
BoiseDry Creek Ranch
Foothills master plan in the Dry Creek Valley near Hidden Springs, planned around agricultural open space.
Why this matters to builders: Shows the premium and the entitlement complexity of foothills development.
What Makes the Treasure Valley Special
Why people choose a part of the valley
The setting, the architecture and the amenity package do most of the explaining — and they shape what sells in each city.
Residential architecture & home styles
- Compact cottage plans through large estate homes, mostly single- and two-story.
- Mountain modern, craftsman, prairie and traditional elevations, often mixed on one street.
- Stone, brick and board-and-batten accents with dark roof lines and window frames.
- Open main floors with great rooms facing a covered patio, view corridor or open space.
Neighborhood amenities & attractions
- Community pools, parks and pathway systems inside master-planned neighborhoods.
- Golf at SpurWing Country Club and BanBury Golf Course; Tuscany's central lagoon.
- Boise River Greenbelt and Ridge to Rivers foothill trails for walking and cycling.
- The Village at Meridian for retail and dining; Bogus Basin for winter recreation.
Why buyers choose different parts of the valley
- Meridian: schools, amenity-rich communities and quick access to I-84 and Boise employers.
- Star: more home and lot for the money, in newer subdivisions on former farmland.
- Eagle: larger lots, estate and golf communities, and a small-town downtown.
- Boise: river, Greenbelt and downtown proximity, on very limited remaining land.
Growth & Development
Where the valley is growing
Current new-construction active listings for homes between 2,000 and 3,000 square feet, built in 2025 or 2026. Select a city for growth context.
Why growth is here
Large tracts of former farmland, new interchanges and schools.
Challenges
Arterial road capacity, school capacity and increasingly scattered remaining land.
Major planned communities
Pinnacle, Reflection Ridge, Sky Mesa, SpurWing, Paramount, Tuscany, Settlers Bridge, Bridgetower
NextHome Local Insight
Meridian is the valley's highest-volume new-home market, with large tracts of former farmland, new interchanges and new schools letting buyers shop a wide price range inside one city. The $700,000–$900,000 target sits inside that range, and Chinden Boulevard improvements link the northwest side to Eagle's larger-lot market. Arterial road and school capacity are the constraints that most affect phasing, and the remaining land is increasingly scattered.
Housing Market Intelligence
The Treasure Valley housing market
Every figure shows its source and reporting date. Anything not yet verified is clearly marked.
Highlight market
- Meridian
- Data Pending Verification
- Star
- Data Pending Verification
- Boise
- Data Pending Verification
- Eagle
- Data Pending Verification
Median home price
Meridian · Star · Boise · Eagle
Data Pending Verification
The chart appears once verified figures are entered for this metric.
Employment drivers
Healthcare, Micron Technology, state government, Boise State University, manufacturing and logistics.
New construction vs. resale
Data Pending Verification
Tailored to your product
What does $700,000–$900,000 buy?
For a home of roughly 2,000–3,000 square feet — how the experience changes across three target markets.
Meridian
- Deep pool of newer master-planned product
- Amenity-rich communities with pools and parks
- Heavy production-builder competition
- Typical buyer: families seeking schools and commute access
Comparable salesPending
Active listingsPending
Star
- Often more home or lot for the price than Eagle
- Newer subdivisions on former farmland
- Rural-edge setting with river access
- Typical buyer: value-focused move-up families
Comparable salesPending
Active listingsPending
Boise
- Strong location premium near river, Greenbelt and downtown
- Smaller lots and more walkable product
- Very limited land supply
- Typical buyer: professionals and downsizers prioritizing location
Comparable salesPending
Active listingsPending
Comparable sales are 2026 year-to-date medians for new construction between 2,000 and 3,000 square feet; active listings are homes for sale right now. Both come from MLS figures entered through the editing screen.
Builder Acquisition Profile
YOUR TREASURE VALLEY BUILDING STRATEGY
Your stated criteria, and where they are most likely to fit. Verified finished-lot opportunities are shared privately once confirmed.
Target Home Size
2,000–3,000 SF
Target Sales Price
$700,000–$900,000
Preferred Markets
Meridian, Star & potentially Boise
Lot Requirements
Finished, fully improved homesites ready for vertical construction
Initial Acquisition
15–30 homesites
Target Closing
Q1 2027
| From a builder's view | Meridian | Star | Boise |
|---|---|---|---|
| Land availability | Moderate; scattered tracts | Greater | Very limited |
| Price fit for $700–900K | Strong | Strong | Upper-end / location-driven |
| Builder competition | High | Moderate–high | Lower volume |
| Buyer draw | Schools, amenities, commute | Value, newer homes, space | Location, river, lifestyle |
General local observations — not a substitute for verified market data.
Finished-lot acquisition
Rusty Flats · Star, Idaho
Builder-Owned DevelopmentThe builder purchases the paper lots, and Cutlass manages the horizontal development on their behalf.
- Paper lot purchase
- $120,000
- per lot
- Estimated development
- $85,000
- per lot
- Development management
- $7,500
- per lot
- Target finished-lot basis
- ≈ $212,500
- per lot
Total expense · 18 lots × $212,500
$3,825,000
Projected gross revenue · 18 homes × $800,000 average sale
$14,400,000
At an average home price of $800,000—the middle of the $700,000–$900,000 target range—the finished lot is about 26.6% of each home's sale price.
Before you go
Five questions this guide should answer
- 01
Where are the major cities and residential growth areas?
- 02
What makes each part of the Treasure Valley different?
- 03
Which residential communities are worth visiting?
- 04
How does your planned housing product fit the local market?
- 05
Why is NextHome Treasure Valley a valuable local partner?
YOUR LOCAL CONNECTION TO THE TREASURE VALLEY
Heath Van Patten
Owner, NextHome Treasure Valley
- 129 E. Pine Ave., Meridian, Idaho 83642
- 208-284-5081
- Heath@NextHomeTreasureValley.com
- NextHomeTreasureValley.com