Archive for the 'Neighborhood Reviews' Category
Crimson Point Subdivision: Potential To Be Something Different
June 19th, 2008 categories: Neighborhood Reviews, Real Estate News
One of the nicest subdivision in Kuna, Crimson Point offers mid price homes(average price $200,000) in a community that supports a family friendly atmosphere. 
Since the new
elementary school is located in the middle of the subdivision, parents love the convenience of having their kids so close to home. Plus the school has attracted lots of families with children close to the same age. Talking with neighbors, they love having children for their kids to play with and a peaceful, safe family atmosphere to live in. Some amenities that may be coming ….
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Market Analysis For Denali Heights
April 28th, 2008 categories: Neighborhood Reviews, Real Estate News
This is the one of the few luxury subdivisions in the Kuna area and has been a very popular place to buy a new home. This subdivision is ten acre with 83 homes situated in the open country north of Kuna. The lots are larger( up to 1/2acre) and has more amenities than the norm in Kuna. Besides being close to schools, you have easy access to the interstate, a community pool and clubhouse,plus a ten acre city park across the street.
The greatest attribute is the type of homes going into this subdivision. No cookie cutters here, yet all the homes seems to harmonize with the rest. The average price is $300,000–$500,000. And the homeowners are quickly getting their yards and landscaping in with great personalization and creativity.
Even in the slowing market, the homes are still selling here. You can capitalize on the market slow down and get some great incentives with your new home. There are presently 9 homes for sale on the MLS with an average price per sq ft at $127.
Three homes sold this year with an average price being $412,000.
I just love walking this neighborhood because of the variety of landscaping and home designs. It has truly become a place of distinction in the Kuna Market.
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Another Great Home In Kuna Under $160,000
January 6th, 2008 categories: Neighborhood Reviews, Real Estate News
What is the first thing I notice when I walk into this house?
It smelled clean!
It did not smell like carpet cleaner,
It did not smell vacant.
It did not smell like food cooking, cats, birds or stale smoke.
It smelled clean. How do I describe clean? The air was empty of any particular smell, the air had the right ingredients to not smell old, or stale.
So I’m thinking the rest of the house will be in the same condition. Nothing there that shouldn’t be.
It certainly looked like it was in top shape..Nice floor plan and good size rooms. The front porch was meant for lounging(afternoon shade) and the field behind the backyard would give a nice buffer from subdivision noise.
Palomar subdivision Palomar Statistics on the north side of Deer Flat, is a very nice subdivision,composed of first time home owners,families and about 17% rentals. It is close to all the schools and easy access to Ten Mile or Deer Flat for a easy commute into Boise.
There has been a recent price reduction on this home, so the owners are serious about selling their home and moving on.
Well worth looking at if you are looking for a good buy in Kuna
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Subdivision Review: What’s Going On In The Deer Horn Sub?
October 24th, 2007 categories: Neighborhood Reviews, Real Estate News
This subdivision has me puzzled. It has a good location, close to the schools, and local conveniences. The homes are in the average to low price range with nice average size lots, some walking paths… but on the whole, nothing outstanding. So I set out to discover why Deer Horn subdivision has some of the best numbers for real estate in Kuna. Read the rest of this entry »
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Don’t Get Upset With This Data: Absorption Rates
October 1st, 2007 categories: Neighborhood Reviews, Real Estate News
|
Subdivision |
Active |
Sold |
Absorption Rate |
|
Birds of Prey |
3 |
1 |
25 weeks |
|
Chapparosa |
13 |
4 |
28 weeks |
|
Crimson Point |
28 |
2 |
122 weeks |
|
Denali Heights
|
9 |
2 |
39 weeks |
|
Farm Sub |
3 |
3 |
8.5 weeks |
|
Hawks Nest |
4 |
1 |
33 weeks |
|
Palomar Heights
|
18 |
6 |
26 weeks |
|
Sego Prairie |
3 |
3 |
8.5 weeks |
|
Sutters Mill |
10 |
2 |
43 weeks |
|
Tomorrow Sub |
14 |
1 |
117 weeks |
|
Kuna |
288 |
62 |
121 weeks |
|
Meridian
|
1504 |
268 |
145 weeks |
|
Star/Eagle |
564 |
87 |
168 weeks |
|
Boise
|
3034 |
741 |
106 weeks |
Absorption Rates is a word real estate agents like to toss around, but what does it really mean?
Absorption Rate= The number of weeks it would take to sell the current inventory at the present rate of sells.
This is not an exact science, but something real estate professionals use to see a trend. What we would like to see in the next months is a decrease in absorptions rates. Kuna is only selling about 1/4 of what is for sale. With an decrease in the absorption rate, it would reveal an increase in sales or an decrease in inventory.
This chart shows just some of the subdivisions in Kuna and gives an idea of the competition in that market. As you can see, the homes in the lower price ranges are selling easier, and the subdivisions with the most inventory have more choices for that buyer to look at.
Absorption rates can be used with different data, like just houses in a certain price range. It gives you a idea how you should be pricing your home to get it sold. If you had a home worth $350,000–$400,000 and the absorption rate was 24 months, then you know you would need to price your home in the lower 50% price range to get it sold in 12 months. If you needed to sell in 6 months, you would need to price it in the lower 25% price range. It is just another tool, another piece of the puzzle professional real estate agents use to help price your home correctly.
Actually, the Kuna market is not doing too bad, in comparison with the rest of Ada county.
Tags: absorption+rates, real+estate, Ada+county
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Mineral Springs: Looking for something different in Kuna?
September 11th, 2007 categories: Community Events, Neighborhood Reviews, Real Estate News
Mineral Springs is going to be a subdivision that will capitalize on the needs of Kuna’s growing community.
Kuna is composed mostly of subdivisions that are very similar. We need diversity. Maybe it is the natural progression, to attract the first time homeowners with entry level homes. But we have too many subs with the same size lots, houses that look the same, and with the same amenities.
Mineral Springs is a upscale subdivision with over 5 acres of common area and home prices ranging from $300,000–$500,000. A great place to upgrade into a larger, more satisfying shelter but still be in town and close to local conveniences.
Mineral Springs is located on Deer Flat between Linder and Ten Mile, walking distance to all the schools in this area, plus easy access to Meridian Road and to the Ten Mile interchange that is planned to happen in 2009.
According to the agent selling these lots, they are the largest in any subdivision in Meridian or Kuna, ranging from 8100 sq ft to 14000 sq ft (I think he means this in a general sense, because these are just larger than a standard lot, and there are subdivisions in Kuna that have 1 acre lots.) Priced from $84,000–$130,000. There are 50 available lots in phase II, with a total of 140 homes that will finish this subdivision. 
One interesting amenity is a water feature for the children, therefore avoiding the high cost of a swimming pool and higher Homeowners Association Fees to maintain and insure a pool. The other community amenities include a tot park, bike and hike paths. HOA fees will start out at $150/year.
There are 4 homes for sale at this time, for an average list price of $323,600 or $123/sq ft. In 2007, Mineral Springs has recorded 6 homes sold in the MLS for an average price of $304,745 or $126/sq ft. This is a good share of the market for a custom built home in this price range. Only Crimson Point has sold more in this price range and the homes are not comparable.
The developer is still making final plans on the builder team. The homes are custom built homes with wonderful exterior appeal and well thought out floor plans and many upgraded features.
Unfortunately, there is not a great website featuring the community plans or to see details of what is available, but they do have open houses regularly and a great handout on this premier community by P&F Development.
Tags: Mineral+springs, kuna, real+estate
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How To Give Your Yard An Idaho Touch
August 14th, 2007 categories: Community Events, Neighborhood Reviews, Real Estate News
Attractive curb appeal makes this home on Mule Ct an asset to its neighborhood. This yard is hidden on a quiet cul-de-sac in a one of my favorite subdivisions in Kuna. The owners, Jake and Suzanne, have artistically succeeded in balancing structure with plantings to give their landscape a very professional look. The homeowners combined family heirlooms with treasures found in the surrounding desert and intermingled them with rocks and beautiful Blue Atlas Cedar trees; truly giving this home an Idaho flavor. In the spring, hanging pots and a whiskey barrel on the porch add splashes of summer color to complete this picture. I love the great retro Jake did with the log porch columns and rustic bench to connect the house with the rest of the yard. This is another great example of a low maintenance landscaping that looks great anytime of the year! Not as easy as it sounds.
Tags: Kuna, Curb+appeal, Idaho
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Denali Heights Subdivision Review
August 3rd, 2007 categories: Neighborhood Reviews, Real Estate News
Welcome to the newest subdivision in Kuna. This subdivision seemed to bloom overnight. Offering larger lots with a custom built home on the north side of town, apparently fit the desire of numerous new homeowners in Kuna.
Promises of a community pool and clubhouse are a plus. Since Kuna has no public swimming pool I’m sure this will enticed some buyers. The tree lined streets, grassy berms and illusions of a wonderful city park are, as in most new developments, a couple of growing seasons away.The clubhouse and pool are in their final phases of completion and should be ready for use soon. These amenities do come with a $500 Homeowners Association Fee.
Numerous builders, and models to choose from, make it easier to get the design that you want. Most of the uniquely different homes are adobe with brick or stone exteriors which creates visual harmony and aesthetic appeal. So far only one eco-friendly Energy Star home is planned and that surprised me. All the builders do include a one year home warranty with their homes.
Most of the homeowners are already adding more improvements to the landscaping of the homes which really adds character to this subdivision. This trait is lacking in most of all the other subdivisions in Kuna. Each front lawn is required to plant 5 trees which should look nice in the future and will require some diligence in watering.
Out of the 90 homesites, nearly half have sold and are in the building phase. Probably half of those are already occupied. Surprising when you hear all the negative reports about new home construction starts.
Now lets talk about the name. This area is not anything like Denali, nor do we have moose or trees. Kuna is irrigated desert. As long as we keep that in mind when we try to create a certain atmosphere, we will not try to make something that is impossible to achieve. The only connection I can see is that we in the “Northern” part of Kuna. Talking with Brandon, the agent for Denali Heights, the name was meant to denote grandeur and upscale living. OK I can see that, much more so than trying to emulate the landscape of Denali Park. I did notice that most of the landscaping involved lots of rocks….they do well here.
This subdivision does have the making of a very nice upscale subdivision and should be a great place to invest and raise your family.
For more information about this subdivision visit their website
Tags: Denali+heights, kuna, subdivisions
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Statistics For Real Estate Listings In Palomar Heights
July 25th, 2007 categories: Neighborhood Reviews, Real Estate News
Residential Homes Totals=393
Rentals=17%
Active Listings=11
Sold in the last 3 months=13
Absorptions rate=3 mos
Pending sales=3
Withdrawn or canceled listings=3
Average List Price=$186,857
Average Sold Price=$176,268
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Palomar Heights Subdivision Review
July 18th, 2007 categories: Neighborhood Reviews, Real Estate News
My opinion of Palomar Heights is somewhat divided, like this subdivision. The oldest half,about 135 homes, is south of Deer Flat and the little bit newer component, approximately 258 homes, is north of Deer Flat. I get a completely different feel when driving thru these two sections, even though I can not put my finger on why nor find statistics to substantiate my feelings.
The northern section has fields to the north that will likely be a subdivision someday. Mineral Springs, an up scale new subdivision, is going in to the east. Ten Mile, on the west side, will eventually be tied into the interstate system allowing easier access.
The area around the southern section already has subdivisions with housing very similar in appearance built around it. The middle school is located to the south of Palomar Heights.
One observation is the lack of foresight when the Home Owners Association or the developer put in a 4 foot vinyl perimeter fence. The CCRs require the homeowners to use only wood fencing, and if you want privacy there is a obvious clash.
Doesn’t make sense to me.
There is allowance for RV parking on your property with restrictions. Be sure you know what the rules are before buying. Something to keep in mind.
This subdivision lacks walking paths, or other amenities that are almost standard in newer subdivisions.They do have a playground/common area.
Events for the homeowners include an Easter egg hunt, swim day,a garage sale, and a barbecue.
Any comments from residents living in Palomar Heights would be welcomed.
I will follow soon with statistics gathered on the real estate action in this subdivision.
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