Free tools · Treasure Valley
Resources for Idaho buyers & sellers.
The same tools we use with our clients. Free to use, and most unlock with just a name and email. Built from years of watching what buyers moving from out of state miss.
- NAR REALTOR®
- Intermountain MLS
- Veteran owned
- MRP Certified
Start here
Check the address. Check the move. Check the payment.
Treasure Valley Red Zone Map
Type any address. See flood, wildfire, traffic, power lines, and 7 more risk layers before you write an offer.
Open the map to check an address →2026 Treasure Valley Relocation Audit
Should you move at all? An honest gut check, true payment math, and your monthly bills there vs. here across 16 Treasure Valley areas.
Start the audit →True Cost Calculator
Your lender quotes principal and interest. This adds CID tax, irrigation, the homeowner's exemption, and a maintenance reserve, then lets you test the rate, the down payment, or a seller buydown.
Open the calculator →Stage 1 of 3
Deciding whether to move
Run the money before the map. Start with the Relocation Audit above, then the tax math for the state you would be leaving.
Utility Setup Guides by City
Closing soon? Power, gas, water, trash, irrigation, internet and county offices for Boise, Meridian, Nampa, Caldwell, Eagle, Kuna, Star and Garden City, with every phone number.
Pick your city → CALCULATOROregon vs Idaho Tax Calculator
The honest tax math for Oregon relocators. Income, sales, and property tax plus Portland's local surtaxes, calculated on your numbers, with cost of living, fuel, and the move's logistics and deadlines.
Open the calculator → GUIDECalifornia vs Idaho Cost of Living
Line by line for 2026: housing, income tax, property tax, sales tax, gas, vehicle registration, utilities, auto insurance, and the transfer tax surprise at the closing table.
Read the comparison → GUIDEWashington to Idaho: The Tax Move
Washington's 9.9% tax on income over $1M (SB 6346) against Idaho's flat 5.3%. The equity mirage, the wage wall, and five traps to check first.
Read the analysis →Stage 2 of 3
Choosing where
Eight cities, two counties, and a lot of subdivisions. These narrow the valley to a short list worth touring.
Caldwell Buyer Report
The 2026 affordability story: what's driving Caldwell's growth, what's actually available, IHFA and loan program math, and what to verify before you make an offer.
Read the report → SUBDIVISION GUIDEAvimor Subdivision Guide
A complete read on Avimor, the master-planned community north of Eagle: builders and floor plans, the real annual carrying costs, amenities, HOA governance and CC&Rs, location, and what resale homes actually trade at.
Open the guide → GUIDE + MAPTreasure Valley 55+ Community Guide
All 27 communities marketed as 55+ across Ada and Canyon County: mapped, priced, and researched. Real HOA dues with sourcing, hospital drive times, and the land lease traps other guides skip.
Open the guide → DIRECTORYTreasure Valley Builder Directory
Every custom and semi-custom builder we could verify across Ada and Canyon County. Published ratings, BBB records, price bands, and the public complaint history a sales center won't mention.
Open the directory → INTAKE FORMFirst Steps to Buy in Idaho
Ready to start the search? A 5-minute intake: where you want to look, what the home needs, and how you plan to pay. An agent reaches out within one business day to set up a 30-minute intro call.
Start the intake →Stage 3 of 3
Before you make an offer
The taxes, the traps, and the questions that decide whether a specific home is the right one. Check them before you sign.
Idaho Property Tax Checklist
The $125,000 homeowner's exemption, a 5-step pre-offer verification, the veterans benefit worth up to $1,500 a year, every 2026 deadline, and the year-two reassessment trap.
Open the checklist → CHECKLISTLand Buyer's Due Diligence
Water rights, well and septic costs, zoning, flood and wetlands, access, minerals, irrigation, radon, insurance, and the ag-tax trap. Phone numbers and cost ranges for every step. Don't buy dirt blind.
Open the checklist → CHECKLISTIdaho Buyer Interrogation Checklist
20 questions every Idaho buyer should ask before they sign anything. They cover the contract, the lender, the land, and the build. Verified against IHFA, NAR, EPA, Idaho REALTORS, and Ada County for 2026.
Open the checklist →Something specific in mind?
Every Idaho situation is different.
If you're weighing a decision these tools don't cover — a specific home, a niche neighborhood, a financing strategy — the fastest path is a 30-minute call. No pressure. No pitch. Just straight answers.
Book a call →