Subdivision Guide
Avimor
Eagle Foothills Master-Planned Community
Eagle, Idaho — Where the Boise Foothills Meet Home
Get a firsthand look at what makes Avimor special.
Avimor is a census-designated place in Ada County, Idaho, on the northern edge of the county, bordered to the northeast by Boise County and to the west by Idaho State Highway 55. The community sits on nearly 23,000 acres of foothills land surrounding Boise, with the McLeod family purchasing the property in 1916 to operate a sheep and cattle ranch called the Spring Valley Ranch. It's about 8 miles northeast of Eagle and 15 miles north of Boise.
Per BoiseDev (May 2025), approximately ~900 homes have been built including ~50 in Boise County, with the current total likely approaching 900–1,000 given ongoing construction. Village One entitles 800 single-family homes. Avimor is a Census-Designated Place created for the 2020 Census; exact current population is unavailable but growing rapidly.
Avimor uses a cluster development approach (aka "Conservation Design") — integrating trails, natural open space, creek beds, and parks rather than simple checkerboard subdivision layouts. Each home is built to exceed standard energy efficiency codes by at least 30%. Per the Avimor website, the community was recognized as the 2008–2009 Northwest ENERGY STAR Idaho Builder of the Year.
Village One includes 800 single-family homes ranging from small 1,000 sq ft starter homes to custom estate lots, plus the 12,000 sq ft Community Center, swimming pool, fitness center, 8 parks, and a commercial area with 175,000 sq ft of office and retail space.
Avimor is currently entitled as an 840-acre master-planned community with over 22,000 additional acres available for future expansion. The development was annexed into the City of Eagle in March 2023. Per BoiseDev's 2023 annexation reporting, Avimor is entitled for 8,761 homes (with the developer citing ~10,000 at full buildout). KTVB estimates the community could bring up to 21,000 new people into the Eagle area over 30+ years, with full buildout not expected until around 2060.
Ada County approved 900 homes on the east side of Highway 55, and builders have recently started in the Boise County portion as well. In Boise County alone, Avimor received approval to build 1,800 additional homes over 5 years, with eventual plans to expand into Gem County.
Avimor has two active builders offering a wide range of homes from accessible starter plans to premium custom estates. Both are building in Avimor East and West.
Berkeley Building is premiering in both Avimor East and Avimor West, with a sales center at N Kaysa Way, Eagle, ID 83629.
| Plan | Beds | Baths | Sq Ft | Stories | Starting Price |
|---|---|---|---|---|---|
| Nest | 3 | 2 | 1,488 | 1 | $489,900 |
| Perch | 3 | 2 | 1,487 | 1 | $499,900 |
| Sparrow | 3 | 2.5 | 1,751 | 2 | $509,900 |
| Dove | 4 | 2.5 | 1,826 | 2 | $514,900 |
| Wren | 4 | 2.5 | 2,062 | 2 | $519,900 |
| Finch | 3 | 2.5 | 2,109 | 2 | $524,900 |
| Chapman | 3 | 2 | 1,663 | 1 | $584,900 |
| Mason | 3 | 2 | 1,853 | 1 | $604,900 |
| Hayward | 3 | 2 | 1,878 | 1 | $609,900 |
| Elmwood | 3 | 3 | 2,546 | 2 | $649,900 |
| Rincon | 3 | 2.5 | 2,089 | 1 | $649,900 |
| Sutter | 3 | 2.5 | 2,125 | 1 | $669,900 |
| Redwood | 3 | 2.5 | 2,195 | 1 | $669,900 |
| Larkspur | 3 | 3 | 2,283 | 2 | $669,900 |
| Channing | 3 | 2.5 | 2,517 | 2 | $674,900 |
| Sequoia | 3 | 2.5 | 2,614 | 2 | $699,900 |
| Lafayette | 3 | 2.5 | 2,713 | 2 | $729,900 |
| Rockridge | 3 | 3 | 2,515 | 2 | $739,900 |
| Stinson | 4 | 3 | 2,452 | 1 | $749,900 |
| Kensington I | 6 | 4.5 | 3,420 | 2 | $759,900 |
| Chancellor | 4 | 3.5 | 3,000 | 2 | $799,900 |
| Bayshore | 5 | 3.5 | 3,177 | 2 | $799,900 |
| Shasta | 4 | 3.5 | 3,231 | 2 | $814,900 |
| Claremont | 5 | 4.5 | 3,678 | 2 | $899,900 |
Berkeley Building Co. • License: RCE-58490
Tresidio is positioned as the higher-end builder at Avimor, with homes in Phase 11 (Ada County, Boise 83714) featuring panoramic views and distant Owyhee peaks, and Boise County 1 (BC1) (Eagle 83629).
| Address | Plan | Bed/Bath | Sq Ft | Price | Status | Phase |
|---|---|---|---|---|---|---|
| 20042 Swire Green Way | Cascade | 3/2.5 | 2,289 | $1,097,800 | Active | Phase 11 |
| S. 6721 Kirsten | Big Wood | 4/2.5 | 2,269 | $766,700 | Active | BC1 |
| 3200 Swire Green Way | Harris Creek | 4/2.5 | 2,349 | Call | Under Construction | BC1 |
| 6102 Knox Court | Foxtail | 3/2.5 | 2,119 | Call | Under Construction | — |
| 5171 Kloe Court | Bannock | 3/2.5 | 2,679 | — | Pending | Phase 11 |
| S. 6725 Kirsten | Clearwater | 3/2 | 1,960 | — | Pending | BC1 |
| 31028 Swire Green Way | Bannock | 3/2.5 | 2,679 | — | Pending | — |
| S. 6723 Kirsten Way | Wild Horse | 4/2.5 | 2,165 | $725,200 | Pending | BC1 |
Two Red Bird Peak models (4,291 sq ft, 4/3.5) and one Bannock have already sold. Inventory changes frequently — ask your Good News Realty Group agent for the latest availability.
All builder prices shown are base "starting at" prices before lot premiums, upgrades, and design selections. Prices current as of April 2026 and subject to change monthly. Contact your Good News Realty Group agent for current pricing and availability.
Want to add an RV garage to your home? It's possible — you'd need to move up to a Homestead lot, which are larger lots designed to accommodate oversized garages and additional outbuildings. There may also be an additional lot premium depending on the specific lot (great views, backs to open space, corner lot, etc.). Ask your Good News Realty Group agent about current Homestead lot availability and pricing.
Avimor East is positioned within the heart of the community, close to the clubhouse, pool, sports courts, coffee shop, and community center.
Avimor West is the newer phase located west of State Highway 55.
Avimor's annual carrying costs have more moving parts than a typical subdivision. This section was rebuilt using verified 2025 levy rates from the Idaho State Tax Commission (publication EPB00705, released December 4, 2025) and the 2026 Puttman rate schedule. These are the rates you'll actually be billed against in 2026, not averages or estimates.
Idaho property tax is calculated by taxing district, not by county. Your annual bill is the sum of every taxing district that serves your specific parcel, each with its own levy rate, multiplied by your home's taxable value (assessed value minus homestead exemption). For Avimor, that stack of districts is unusually long and unusually CID-heavy.
Source: Idaho State Tax Commission, EPB00705 (2025 Approved Levy Rates), approved by Ada and Boise County Commissioners October 2025.
| Taxing District | 2025 Levy Rate |
|---|---|
| Ada County (all funds) | 0.1483% |
| City of Eagle | 0.0446% |
| West Ada School District #2 | 0.0014% |
| Eagle Fire District | 0.0971% |
| Ada County Ambulance | 0.0081% |
| Ada Highway District | 0.0479% |
| Ada County Library | 0.0274% |
| College of Western Idaho | 0.0082% |
| Dry Creek Cemetery | 0.0020% |
| Flood Control #10 | 0.0066% |
| SW Ada Mosquito Abatement | 0.0014% |
| Ada County Pest Control | 0.0004% |
| Subtotal (base districts) | 0.3933% |
| Avimor Community Infrastructure District | 0.2874% |
| Total combined levy | 0.6807% |
| Taxing District | 2025 Levy Rate |
|---|---|
| Boise County (all funds) | 0.2107% |
| City of Eagle | 0.0446% |
| Horseshoe Bend School District #73 | 0.0394% |
| Eagle Fire District | 0.0971% |
| East Boise County EMS | 0.0397% |
| Horseshoe Bend Library | 0.0179% |
| Subtotal (base districts) | 0.4494% |
| Avimor Community Infrastructure District #2 | 0.2855% |
| Total combined levy | 0.7349% |
Idaho's homestead exemption reduces the taxable value of your primary residence by 50% of assessed value, capped at a maximum reduction of $125,000. This applies only to owner-occupied primary residences. Investment properties, second homes, and rentals pay property tax on the full assessed value.
• If home value is $250,000 or more: subtract $125,000 (maxed out)
• If home value is less than $250,000: subtract 50% of assessed value
On a $786,000 Avimor home, taxable value is $661,000 after the full $125,000 homestead exemption.
This is the one buyers need to understand clearly. Avimor has not one but two Community Infrastructure Districts — a special taxing mechanism created by the Idaho Legislature in 2008 to let developers bond against future tax revenue to fund roads, water systems, parks, and other infrastructure. Those bonds are repaid by extra property taxes levied only on homeowners inside the district.
Avimor CID (Ada County) covers Phase 11 and earlier phases.
Avimor CID No. 2 (Boise County) covers BC1 and all Boise County phases.
Both CIDs are governed by the Eagle City Council. The CID will be in play at one level or another for the next ~35+ years, making it effectively a permanent cost of owning in Avimor.
• The Hwy 55 underpass project (~$8.25 million paid to date)
• ITD bridge, turn lanes, and acceleration/deceleration work (~$7.1 million reimbursement)
• Community roadways, parks, water treatment, police and fire infrastructure
• Total planned CID-funded project spend estimated at just under $300 million
Puttman Infrastructure handles both HOA dues and sewer billing on one combined quarterly statement. These are separate charges funding different things. Confirmed against the official 2026 Puttman Rate Schedule (January 2026):
Combined Quarterly Statement:
• Ada County (Phase 11): $539.35/qtr → $2,157.40/year
• Boise County (BC1): $625.55/qtr → $2,502.20/year
• ARCA Account Transfer Fee: $150
• ARCA Reserve Fee: $1,000
• Total at closing: $1,150 on top of standard closing costs
• Avimor Townhome Supplemental Assessment (ATSA): $24.40/qtr
• Avimor Townhome Reserve Account Assessment (ATRAA): $238.70/qtr
Statements issued 1/1, 4/1, 7/1, and 10/1 (or closest business day). Payment due by the 20th following the billing date. Late fee: $20/month on overdue balances.
ARCA — Avimor Residential Community Association ($286.50/qtr): The traditional HOA. Covers common area maintenance, landscaping, community rules enforcement, and homeowner standards.
ASO — Avimor Stewardship Organization ($38.35/qtr): Funds backcountry work including trail building and maintenance, trail signage, habitat remediation, weed eradication, and the work of Avimor's Conservation Director (wildlife management, Firewise compliance, trail system upkeep).
AWRC Sewer — Avimor Water Reclamation Company ($214.50/qtr): A utility, not part of your HOA. Appears on the same Puttman statement for convenience. Avimor built its own $5M+ reclamation facility, later sold to Puttman Infrastructure in fall 2021.
Boise & Gem County Road Maintenance & EMS Fee ($86.20/qtr): Applies only to Boise County and future Gem County properties. Funds road maintenance and EMS services in those jurisdictions, which are not covered by the City of Eagle.
Water is billed separately from the Puttman quarterly bill. The Eagle City Council approved higher water rates for Avimor and Valnova residents in April 2025 because those communities have their own water systems, which are more expensive to operate. Per BoiseDev reporting, the fees set a minimum cost of approximately $49.75 monthly, which includes the first ~750 gallons.
Rates may have been adjusted since April 2025 — verify directly with Eagle Water before budgeting.
Avimor relies on a combination of on-site wells, century-old surface water rights on the former McLeod ranch property, and supplemental supply. Per BoiseDev reporting, early exploratory drilling found high arsenic levels in the Sandy Hill Aquifer that weren't suitable for drinking, so the community's drinking water is drawn from deeper sources with extensive treatment. Developer Dan Richter has publicly stated that Avimor has sufficient wells and water rights to serve full buildout.
The primary internet provider is Quantum Fiber. Sparklight is also available but tends to be slow to build out in newer phases. Currently, all new homes only have access to Quantum Fiber at move-in. Sparklight will likely become available in newer phases over time. For buyers working from home, verify current speeds and service availability for your specific address before closing.
Every Avimor resident carries homeowners insurance, which covers fire. Avimor is a Firewise-certified community with wildfire-resistant design built into its DNA — from landscaping standards to building materials. As a result, fire coverage here is comparable with the same coverage in town and the difference in rates is nominal. Rates vary based on property value and coverage scope.
Natural Gas: Intermountain Gas Company
Electricity: Idaho Power
Garbage: Ada County Billing Services (Ada) / Boise County (BC1)
The tables below use verified 2025 ISTC levy rates and the 2026 Puttman rate schedule to project real annual carrying costs on an owner-occupied Avimor home with full homestead exemption applied ($125,000 reduction in taxable value).
Taxable value after homestead exemption: $661,000
| Annual Cost | Ada County (Phase 11) | Boise County (BC1) |
|---|---|---|
| Property tax — base districts | $2,600 | $2,970 |
| Property tax — Avimor CID | $1,900 | $1,887 |
| Subtotal: property tax | $4,500 | $4,857 |
| ARCA (HOA) — $286.50/qtr | $1,146 | $1,146 |
| ASO (Stewardship) — $38.35/qtr | $153 | $153 |
| Sewer (AWRC) — $214.50/qtr | $858 | $858 |
| BC Road & EMS Fee — $86.20/qtr | — | $345 |
| Water (est. $49.75/mo min + usage) | $700–$900 | $700–$900 |
| Total Est. Annual Carrying Cost | ~$7,400–$7,600 | ~$8,060–$8,260 |
| Monthly equivalent | ~$620/mo | ~$680/mo |
One-time costs at closing (on top of standard closing costs):
• ARCA Account Transfer Fee: $150
• ARCA Reserve Fee: $1,000
• Total closing add-on: $1,150
| Home Value | Ada County Total | Ada CID Portion | Boise County Total | Boise CID Portion |
|---|---|---|---|---|
| $500,000 | $2,553 | $1,078 | $2,756 | $1,071 |
| $600,000 | $3,233 | $1,365 | $3,491 | $1,356 |
| $700,000 | $3,914 | $1,652 | $4,226 | $1,642 |
| $800,000 | $4,595 | $1,940 | $4,960 | $1,927 |
| $900,000 | $5,276 | $2,227 | $5,695 | $2,213 |
| $1,000,000 | $5,956 | $2,514 | $6,430 | $2,498 |
| $1,200,000 | $7,318 | $3,089 | $7,900 | $3,069 |
For an owner-occupied home in the $700K–$900K range (where most new construction sits today), plan for approximately $7,000–$9,000 per year in non-mortgage carrying costs, split roughly 60% property tax and 40% HOA/sewer/water. The single biggest variable is the CID component of your property tax — which alone runs $1,600–$2,500/year at current home values and will remain a line item on your bill for the next 35+ years.
Over 60% of the community is preserved as open space, with approximately 100 miles of trails already available. Everything is designed to promote an active, connected, outdoor-oriented lifestyle.
In December 2025, the U.S. Army Corps of Engineers gave approval for a long-awaited underpass on Highway 55 connecting the east and west sides of Avimor. Construction is expected to begin in 2026 (pending IDEQ permitting), with completion targeted for later that year.
The Avimor CID has already paid roughly $8.25 million on this project, including over $7.1 million reimbursed to ITD for bridge, turn lanes, and paving. This underpass will be a game-changer for connectivity between the two sides of the community.
Avimor partnered with Idaho Novus Classical Academy (INCA), a tuition-free K–12 public charter school that opened Fall 2024 at grades K–6, adding one grade per year until 12th grade. INCA is a Hillsdale College Candidate Member School, which means a classical education approach: Great Books curriculum, Socratic method, emphasis on civic virtue, and Latin instruction. This is a significant draw for families specifically seeking a rigorous, traditional academic environment within walking distance.
Avimor residents within the Eagle boundary can also choose from West Ada School District options including:
• Seven Oaks Elementary
• Galileo STEM Academy (magnet)
• Eagle Elementary School of the Arts (magnet)
• Eagle Middle School
• Eagle High School
• Renaissance High School (international studies magnet)
Residents in the Boise County portion (newer phases) are served by Horseshoe Bend Elementary and Horseshoe Bend Middle-Sr High School.
Avimor Academy is a full-service early learning center opening Summer 2026 in the heart of the Avimor community. It's locally owned and operated by Greg and Rachel Feltenberger, who previously ran four early learning centers in the Treasure Valley before selling them to focus exclusively on this one.
The facility will serve over 250 children and bring approximately 40 jobs to the community. Pre-enrollment began early 2026, with open house meetings planned at the Avimor Community Center.
Avimor has an active year-round events calendar that brings the community together. Recent and recurring events include:
Avimor residents are served by the Ada County Sheriff, Ada County Paramedics, and the Eagle Fire District. Since annexation into the City of Eagle in 2023, the community has come under the city's governance umbrella, improving access to municipal services.
The Eagle Fire District annexed the Avimor area back in 2007 and has worked closely with developers on wildfire-resistant landscaping and building standards. Avimor has paid impact fees to the district and even gifted land for a future fire station within the development. Response times from Eagle are currently about 4 minutes longer than in-city locations, though Ada County is actively working to improve EMS proximity with a potential station acquisition on Old Horseshoe Bend Road.
Avimor sits just 8 minutes from downtown Eagle and 15 minutes from Boise, giving residents easy access to shopping, dining, healthcare, and entertainment while enjoying the serenity of foothills living.
Downtown Eagle offers a vibrant mix of local boutiques, galleries, restaurants (Asian cuisine, sushi, pizza, BBQ), coffee shops, and the popular Eagle Saturday Market during the summer season. The charming Heritage Park, library, and year-round festivals and events make it a true community hub.
Whitewater rafting on the Payette River and skiing at Bogus Basin are less than 30 minutes away. McCall, Donnelly, Brundage, and Tamarack resorts are just an hour or two away — making Avimor an ideal basecamp for Idaho's world-class outdoor recreation.
Grocery stores, gas stations, banks, medical centers, and everyday services are just minutes from Avimor. The Boise Co-op in nearby Meridian is a favorite for organic produce and specialty foods.
| Destination | Off-Peak | Peak Hours |
|---|---|---|
| Eagle Town Center | ~8 min | ~12 min |
| St. Luke's Meridian | ~20 min | ~30 min |
| Downtown Boise | ~25 min | ~35–40 min |
| Boise Airport (BOI) | ~30 min | ~40 min |
| Bogus Basin | ~30 min | ~30 min |
| McCall / Brundage | ~1.5–2 hrs | ~1.5–2 hrs |
Be honest with yourself about the commute: Highway 55 during peak hours (7–8:30 AM, 4:30–6 PM) can add 10–15 minutes to off-peak times. Sophisticated buyers find this out on their own — better to know upfront.
Per BoiseDev (June 2025), a 200-home Sagehill subdivision has been proposed on 736 acres southwest of Avimor, with annexation into Eagle pending. This will bring additional development and infrastructure to the area around Avimor.
Buyers often ask about water security in the foothills. Avimor uses a combination of wells, century-old surface water rights, and supplemental water sources. Per BoiseDev reporting, exploratory drilling found high arsenic in the Sandy Hill Aquifer (not suitable for drinking), so the community relies on tested, compliant sources. Reclaimed water from the Avimor Water Reclamation Facility irrigates common areas, reducing demand on the potable supply.
Per Build Idaho MLS data (March 2026):
The resale market provides an alternative to new construction, often with established landscaping, immediate move-in, and no construction wait. Your Good News Realty Group agent can run a current comp analysis for any specific floor plan or price range you're considering.
Avimor is governed by the Avimor Residential Community Association (ARCA), which oversees common area maintenance, community rules, and homeowner standards. The Avimor Stewardship Organization (ASO) manages the trail system and open space conservation.
The community emphasizes environmental stewardship with specific guidelines that go beyond typical HOA rules. Full CC&R documents, meeting minutes, and governance information are available on the official Avimor HOA page.
• Architectural Review: All exterior modifications, additions, and new construction must be approved by the Architectural Review Committee
• Landscape Standards: Native vegetation landscaping required; organic fertilizers only
• Fire Pits: Gas fire pits only (Firewise compliance) — no wood-burning fire pits
• Trail Access: Restricted foothills trail use during winter months (seasonal closures for wildlife/conditions)
• Wildlife-Friendly: Community encourages bird feeders and wildlife-compatible practices
• RV/Vehicle Parking: Review the CC&Rs for specific rules on RV storage, boat parking, and vehicle types
Official HOA Resources: avimor.com/hoa-information
Idaho's community heroes have access to special mortgage benefits through the Idaho Housing and Finance Association (IHFA). The Idaho Heroes program is designed to make homeownership more accessible for the people who serve our communities every day.
The following professionals are eligible for the Idaho Heroes program:
• Firefighters
• Law enforcement officers
• Paramedics
• Healthcare professionals
• Teachers
• Military personnel
• Retail workers
The Idaho Heroes second mortgage offers a rate that is 0.125% lower than standard down payment assistance, and the minimum borrower contribution is also waived. This means eligible buyers can get into a home with less cash out of pocket compared to traditional assistance programs.
The Heroes program stacks on top of IHFA's First Loan, which can provide up to 8% of the purchase price for down payment and closing costs (per August 2025 IHFA published guidelines). This combination of benefits can significantly reduce the upfront costs of buying a home in Avimor or anywhere in Idaho.
Between CID taxes, multiple HOA line items, county tax differences, builder incentives, and CC&R rules — there's a lot to navigate. Before you write an offer, book 20 minutes with us and we'll walk you through the exact tax, HOA, and CID costs on any specific lot.
Book 20 Minutes With Us →
This guide was compiled from publicly available sources including avimor.com, berkeleybuildingco.com, Idaho State Tax Commission (ISTC EPB00129, Dec 2025), Puttman Infrastructure 2026 rate schedule, Ada and Boise County records, BoiseDev, KTVB, Idaho Statesman, Build Idaho MLS, City of Eagle, IHFA, and third-party real estate sites. All fee amounts, tax rates, and pricing are approximate and subject to change. Builder prices shown are base "starting at" figures before lot premiums, upgrades, and design selections. CID tax amounts are estimates — request the exact CID disclosure for any specific lot before writing an offer. Buyers should verify all information independently and consult with their real estate agent, lender, and/or attorney before making purchase decisions.
Last updated: April 2026 • Next scheduled review: July 2026