We represent buyers, sellers, and investors in the Treasure Valley.
We represent buyers, sellers, and investors in the Treasure Valley.
Who we serve
Buyers. Sellers. Builders. One team on every side.
Property owners
Sell your way, with licensed representation.
Private sale or full MLS listing. You choose the path. Licensed agent representation on both, with pricing strategy, negotiation, and transaction management from first call to close.
Investors
Criteria matched. Direct call.
Right deal, right buyer. A documented criteria intake, then a direct call when something fits. Not a blast email. Not a mass list.
Builders & developers
Land through listing, fully represented.
Acquisition, entitlement strategy, lot-split and annexation diligence, and new-build listing representation. One team across the full development cycle.
Markets
The Treasure Valley. All of it.
Nine cities. Each market has its own character, its own price trajectory, and its own investor fit. We underwrite them one by one.
Boise
Core market
253,550 residents. A deep SFH rental and flip pipeline with a North End premium and a Bench entry-level comp set that moves.
Meridian
Fastest growing
147,340 residents, +61.3% over a decade. 848 apartments and 35 townhomes under development near The Village. Old Town Opportunity Zone in play.
Eagle
Premium market
The Treasure Valley's premium investor market. Scarce product, executive-tier rentals, and large-lot land plays sourced through our investor network.
Kuna
Affordable growth
Entry-level Ada County, +94.9% over a decade. The most active annexation pipeline in the county plus lot-split-viable buildable infill.
Star
Growth corridor
The fastest-growing city in the Valley at +174.6% over the decade. Annexation-adjacent land, thin SFH rentals, and new-construction-era flip inventory when it appears.
Garden City
Urban infill
An independent Ada County municipality entirely enclosed within Boise. Its own municipal code, Greenbelt frontage, and the densest urban-infill opportunity in the Valley.
Nampa
Best cash flow
Canyon County's cash-flow anchor at 123,220 residents. Strongest rent-to-price ratios in the Valley across SFH rentals and small multifamily, with flip product that still pencils.
Caldwell
Highest upside
Canyon County's highest-upside market. Low basis, +49.6% over a decade, strong SFH rentals, and an active downtown revitalization.
Middleton
Rural-residential
Rural-residential Canyon County, +97.0% over a decade. Long-horizon land plays, stable SFH rentals, and narrow-but-high-margin flip opportunities.
Asset classes
Five asset classes. One network.
From Bench flips to Old Town OZ infill. Five asset classes, one deal engine.
Flips
value-add SFH
Bench entry-level to North End premium. Direct acquisitions and MLS listings, underwritten weekly.
Land
raw · dev-ready
Pre-entitlement, pre-annexation, and development-ready parcels across all nine cities.
Multifamily
2–20+ units
2-4 unit cap rates 5.5–6.5% stabilized; 5-20 unit B/C class 5.0–6.0%. Direct sourcing through our investor network.
SFH Rentals
buy-and-hold SFH
3BR SFH averaging $2,218/mo in Boise. Vacancy at 3.06%, tight and holding.
Buildable Infill
buildable infill
1,962 units approved in Boise in 2025. Pre-entitlement corridor-adjacent lots with <12mo entitlement paths.
Tools
Underwrite the deal before you pick up the phone.
Cap rate · BRRRR · flip ROI · ADU pencil with Treasure Valley defaults baked in. Submit your numbers and we'll match deals to the profile within 48 hours.
Cap rate
Cap rate calculator
NOI, DSCR, cash-on-cash, break-even rent.
For: SFH + small multifamily underwriting
Open the calculatorBRRRR
BRRRR calculator
Cash left in deal at refi, post-refi cap + cash flow.
For: Value-add rental investors
Open the calculatorFlip ROI
Flip ROI calculator
Profit, ROI, $/day, break-even ARV.
For: Bench / North End / Nampa flippers
Open the calculatorADU pencil
ADU pencil calculator
Build cost, value bump, payback period.
For: ADU adds under ZOA25-000013
Open the calculator
We represent buyers, sellers, and investors in the Treasure Valley. We tell you when a deal doesn't pencil.
Investor-first. By design.
Three commitments we make on every transaction. Not marketing. The work itself.
Criteria-matched flow.
Documented intake, stored criteria, direct call when a deal fits the box. Not a blast email. Not a mass list. The right deal to the right investor, every time.
Licensed representation on every side.
Buyer representation, seller representation, and investor representation. Idaho-licensed, professional, and accountable. Your interests, represented.
Investor-grade underwriting.
Every deal underwritten with the same rigor our own capital would demand. Comps, scope, carry, exit. On the record, in writing, before you wire a dollar.
Insights
What we are watching this quarter.
The Treasure Valley cap-rate outlook 2026
Where caps are sitting today in Ada and Canyon counties, which factors are tightening or loosening them, and what our investor network is actually transacting at heading into 2026.
ReadMeridian Old Town Opportunity Zone · the walkthrough
A tour of the federally-designated Meridian Old Town OZ. What qualifies, what the federal tax treatment actually delivers in practice, and the parcels our investor network is underwriting.
ReadHow annexation is repriced in Kuna · the 24-month window
Annexation is the most pricing-relevant municipal event we transact around. Here is the pattern we see in Kuna, and how investors are basis-stepping in.
Read
Ready to look at the Treasure Valley? Let's start with a call.
One conversation. We learn your criteria, your timeline, and what outcome you want. Then we match a deal that fits.