I am standing in the foothills watching the sun drop behind 23,000 acres of open space, and the only sound is wind through sage and the occasional hawk overhead. This is Avimor. Not Boise proper, not Eagle or Meridian, but a master-planned community that feels like you drove into a different state entirely. Zero light pollution means the Milky Way will be overhead in an hour. Osprey and eagles hunt the ridgelines. Cows graze on the historic homestead farm that Conestoga wagons used as a rest stop on the old toll road. And right now, before the new BC2 phase officially opens, we are the first people allowed to walk these lots and show you what is coming.

Today I have Nate Frazier with me, my partner and the number one Tresidio sales agent in the Treasure Valley. We are going to walk you through four homes our Living in Idaho team has already built on one cul-de-sac, then take you into the gated Cathedral Ridge section where custom acre lots are about to release for the first time in Avimor history. We will talk about double RV bays, semi-custom floor plans, the 15% price increase hitting the new phase, and how to get on the Phantom List before these lots go public. If you have been thinking about relocating to the Boise area and you want to build in the safest, cleanest, most beautiful location surrounded by God's country, you landed on the right video.

Table of Contents

• Avimor: 23,000 Acres, 177 New Lots, and the BC2 Phase You Have Not Seen Yet
• Four Homes on One Cul-de-Sac: What Our Clients Built and What You Can Build Next
• The New BC2 Phase: Double RV Bays, Gated Custom Lots, and the First Buildable Acre Homesites
• Which Avimor Lot Is Right for You: Half-Acre Views vs Gated Acreage vs Early Inventory

Avimor: 23,000 Acres, 177 New Lots, and the BC2 Phase You Have Not Seen Yet

Avimor is the biggest master-planned community to ever come to Idaho, and only 30% of those 23,000 acres will ever be developed. The rest stays open foothills forever. That means biking and hiking trails that connect to public land, hunting and fishing access, and a density so low you can walk your dog at sunrise and not see another human for an hour. The community sits in the foothills near Boise, far enough from the valley floor that you get views in every direction and close enough that you are not homesteading in the wilderness.

Right now the new BC2 phase is about to release 177 lots on the east side of the highway, and prices are going up 15% at launch. After that initial bump, expect continued increases as homes get built and inventory tightens. We are standing in BC2 today with Warren, whose father-in-law Dan is the developer himself, because no one else is allowed over here yet. This is as early access as it gets.

There are two primary builders in Avimor: Avimor the builder, and Tresidio. Our Living in Idaho team is the number one Tresidio sales team in the Treasure Valley, which means when you work with Nate and Jenny at Tresidio, you unlock semi-custom flexibility that most production builders do not offer. We are talking 10-foot ceilings, extended patios, added windows, transom glass in the master, and floor plan modifications that turn a standard layout into something that feels custom. Tresidio builds all over the valley ( Eagle, Nampa, Caldwell, South Meridian), but the combination of Nate's relationship with upper management and Jenny's background in full custom homes means you can push the envelope here in ways you cannot with another agent.

The BC2 phase has half-acre lots, gated custom lots in Cathedral Ridge, and the first three buildable one-acre lots in Avimor history. Only six lots in the entire phase can accommodate a double RV bay home. If you want acreage, gated security, or room for two RVs and a pool, this is the window. Once these 177 lots are spoken for, the next phase could be years away.

Four Homes on One Cul-de-Sac: What Our Clients Built and What You Can Build Next

We are standing in a cul-de-sac where four of the homes are being built or have already closed with clients from our Living in Idaho team. All four are Tresidio builds, and all four show you the range of what you can do in Avimor depending on your budget and your must-haves. Let me walk you through them in the order we toured today.

Home One: The Vista RV This is a two-story, 4,200-square-foot home with an RV bay that sold just under $1.1 million. The buyer did thoughtful upgrades: 10-foot ceilings throughout, a three-panel slider glass door that opens the great room to the view, and an extended patio. The driveway to the RV bay is massive because this was the first home on the cul-de-sac, so they got the premium lot position. The view from the back patio is breathtaking. No neighbors behind, no road noise, just open foothills and a trailhead at the end of the street.

Home Two: The Mirabel on the Last View Lot This client just went under contract last week on the last available view lot in this section. She is building the Mirabel floor plan, which Tresidio offers throughout the valley. All in, she will be around $1 million to $1.5 million depending on finishes and customizations. The Mirabel is flexible enough to work on a variety of lot sizes, and because she is building from dirt (buying the lot and choosing the floor plan), she gets to make all the semi-custom modifications up front.

Home Three: The Aberdeen RV with Pool Space This is a single-level RV bay home, roughly 2,200 square feet, and the buyers are planning to put a pool in the backyard. They specifically chose this lot because it has more space behind the house than most, so they left the patio as-is to make room for the pool. They are adding extra windows to maximize natural light and views, which is a smart move in Avimor. Every window you add brings in more of the foothills, the sky, the wildlife. This home will come in around $850,000 to $900,000 all in.

Home Four: The Meadowlark Under $750,000 This buyer did not build from dirt. She got in early enough that the foundation was already dug, but she still got to choose her finishes: backsplashes, cabinetry, countertops, flooring. She took an educated risk on a home that was already under construction, and it paid off. The home is stunning, and she got instant equity just by buying at the right time. This is the Meadowlark floor plan, and it came in under $750,000. That price point will not exist in the new BC2 phase after the 15% increase.

All four of these homes can be built in BC2. The floor plans are available, the lots are coming, and if you get on the Phantom List now, you can lock in a lot or a permit before the public release. The Phantom List is our internal system where we track exactly what you are looking for (view lot, RV bay, single-level, acreage, gated), and the second a permit is approved or a lot becomes available, we get you access before it hits the open market.

The New BC2 Phase: Double RV Bays, Gated Custom Lots, and the First Buildable Acre Homesites

BC2 stands for Boise County 2, the newest section of Avimor on the east side of the highway. This phase has 177 lots, and the variety is wider than anything Avimor has released before. You can get a half-acre lot with panoramic views, a gated custom lot in Cathedral Ridge, or one of the first three buildable one-acre lots in the community's history. Let me break down what makes each option different.

Half-Acre Lots with Double RV Bay Potential We are standing on one of the only half-acre lots in BC2 that can accommodate a double RV bay home. That means two full RV bays, not a tandem setup or a single bay with extra storage. Only six lots in the entire phase can handle this configuration, so if you and your spouse both have RVs, or you want space for a toy hauler and a motorhome, this is your shot. The view from this lot is what Nate calls "the best of everything." You get the panoramic sweep across the valley, the hill rising behind you for privacy, and enough space in the backyard to add a pool or an outdoor kitchen without feeling cramped. This lot will be one of the first to build in BC2, which means you lock in the lower price before the next wave of increases.

Cathedral Ridge: Gated Custom Lots Cathedral Ridge is the gated portion of Avimor, and it is the tightest security-driven part of the community. There are roughly 20 custom home sites in this section, and we are already taking reservations. One of our clients has reserved a lot here, and we cannot share the full story yet, but the demand is real. These are custom lots, which means you are not limited to Tresidio or Avimor floor plans. You can bring your own builder, design your own home, and build whatever fits the lot and the covenants. The gate, the elevation, the privacy, this is the most exclusive part of Avimor, and it will not last long.

The First Three Buildable Acre Lots Avimor has had acre lots before, but they were not buildable. These three one-acre lots in BC2 are the first in the community's history where you can actually break ground. They sit at the top of the phase, and one of them backs up to a cut-in trail that was part of the historic toll road. Conestoga wagons used to stop at the homestead farm and barn here in Avimor, stable their horses, grab food, and rest before heading north. That trail is still visible, and if you build on this lot, it will be part of your backyard. Warren confirmed that these are the first buildable acre lots, and they are ready to go now. Some dirt to move, some logistics to finalize, but it is game time.

The 15% price increase is hitting at launch, and it will keep climbing as homes get built. If you want a double RV bay, a gated custom lot, or an acre homesite, you need to get on the Phantom List and lock in your spot before BC2 goes public.

Which Avimor Lot Is Right for You: Half-Acre Views vs Gated Acreage vs Early Inventory

Avimor is not a one-size-fits-all community, and BC2 gives you more options than any prior phase. Here is how to think about the trade-offs.

Choose a half-acre view lot if you want the best bang for your buck on views and you do not need a full acre of land. These lots give you enough space for an RV bay, a pool, and a backyard without paying the premium for acreage. You are still surrounded by open space because 70% of Avimor will never be developed, so the density stays low no matter what lot size you pick. If you want a double RV bay, only six lots in BC2 can handle it, and they are all in this category.

Choose Cathedral Ridge if you want gated security, custom build flexibility, and the prestige of living in the most exclusive section of Avimor. You are not locked into a production builder's floor plans, and you can design a home that fits your exact needs. The gate, the elevation, the custom lots, this is for buyers who want full control and do not mind paying for it.

Choose a one-acre lot if you want space, privacy, and a piece of Avimor history. These are the first buildable acre lots the community has ever released, and there are only three of them. You get room for a larger home, more outdoor living space, and a backyard that feels like you own a piece of the foothills. One of these lots backs up to the historic toll road trail, which is a detail you cannot replicate anywhere else in the valley.

Choose early inventory if you want to move faster and you are willing to let someone else make some of the design decisions. Homes that are already under construction or have permits approved give you a shorter timeline and often instant equity if you buy at the right moment. The Meadowlark that came in under $750,000 is a perfect example. That buyer took a calculated risk, got to choose her finishes, and ended up with a home that appraised higher than she paid.

The common thread across all of these options is that you need to act now. The 15% increase is coming, inventory is limited, and the next phase could be years away. If you are serious about building in Avimor, reach out to us, get on the Phantom List, and let us show you what is available before it hits the public market.