Homeowners in Avimor got a letter two years ago about a hearing at Eagle City Hall. The subject was new land coming into the development and how the infrastructure for it would get paid for. A few residents asked the obvious question out loud: are we about to get taxed for growth we didn't sign up for.
The answer, for most of them, was no. But the mechanism behind that letter is exactly the thing worth understanding if you're shopping for a home in Eagle right now, because it isn't a one-off. It's how the city's two biggest growth stories, Avimor and the newer Valnova, both pay for the roads, water lines and fire protection that come with thousands of new homes. And those two developments are doing more to move Eagle's headline price number than almost anything else in the market this year.
What a CID actually pays for
The tool is called a Community Infrastructure District, created by the Idaho Legislature in 2008 under Title 50, Chapter 31 of Idaho Code. A CID lets a developer front the cost of roads, water systems, sewer lines and public safety facilities, then recover that money by bonding against future property tax revenue inside the district. Homeowners inside the boundary pay it back over time through a special assessment added to their regular tax bill, sometimes for as long as the statute allows.
Only a handful of Idaho communities use this structure, and two of the most active sit in Eagle's foothills.
Avimor: the older one, still adding assessment areas
Avimor has been building along Highway 55 north of Eagle for two decades. Its CID actually spans two counties, with a separate district for the Ada County portion and another for land that reaches into Boise County, and the district keeps segregating new assessment areas as the community adds parcels. One estimate from 2020 put the Ada County CID levy at roughly 4.7 percent of a homeowner's total tax bill, or about $200 a year on a $700,000 house at the time.
The scale of what that money funds is real. As of early 2026 reporting, the CID had paid roughly $8.25 million toward a long-planned underpass on Highway 55, with construction on the project finally getting underway. The board that approves that spending is made up of members of the Eagle City Council, sitting in their capacity as CID directors.
Valnova: the new one, building its own water system from scratch
Valnova is the rebrand of a project that goes back to the mid-2000s, when it was known as Spring Valley. It sat mostly dormant after 2008 until Clyde Capital Group, a subsidiary of Utah-based Clyde Companies, bought the land in 2020 and broke ground two years later. The plan now covers 6,005 acres and up to 7,000 homes, built out over an expected 20 to 30 years, with more than half the land staying open space.
Valnova built its own wastewater treatment plant rather than waiting on an existing utility, and turned it over to the Eagle Sewer District once it was finished. Two water tanks sit on-site as backup supply. The first residents moved in during fall 2025, and the community's own FAQ page confirms it financed its roads, water and sewer infrastructure the same way Avimor did: through a Community Infrastructure District.
| Avimor | Valnova | |
|---|---|---|
| Started | Building since the mid-2000s | Groundbreaking in 2022, first residents fall 2025 |
| Scale | Foothills along Highway 55 | 6,005 acres, up to 7,000 homes |
| Financing | Two CIDs, Ada and Boise County | Its own CID plus a self-built wastewater plant |
| Current status | Still adding assessment areas, funding a highway underpass | Early phases, decades of build-out ahead |
Anyone buying a lot or a finished home in either community can look up the exact assessment tied to a specific parcel through the Ada County Assessor's public property search. It's public information, and it's worth pulling before an offer goes in rather than after closing.
Why this matters even if you're not looking at either one
Here's the part that connects a tax mechanism to the number every buyer actually sees first: the median price.
Closed sales data from Intermountain MLS for August 2026 showed Eagle's median sale price at $980,000, up 18.1 percent from a year earlier, with sales volume up 24.7 percent to 116 closings. Days on market fell 45.9 percent to 20, and price per square foot rose 6.1 percent to $367.80. Luxury sales, meaning homes that closed above $1 million, grew 50 percent and now make up about half of everything that sold in Eagle that month.
Boise, in the same dataset and the same month, told a different story. Its median sale price barely moved, up 0.9 percent to $571,500, even as homes sold faster than almost anywhere in the valley, with the typical Boise listing going under contract in just 8 days. Across the ten-city Treasure Valley market as a whole, the median landed at $544,990, up 6.9 percent, with luxury closings rising from 113 to 162 over the same period.
Half of Eagle's closings priced above a million dollars is not a small shift. A jump like that in the luxury share pulls the midpoint of the whole city upward on its own, independent of what any single existing home actually gained in value over the year. Eagle's new foothill supply, concentrated in Avimor and Valnova, is delivering exactly the kind of higher-priced new construction that shows up in that luxury count. A three-year-old resale near the river or in one of Eagle's older subdivisions away from the foothills is not automatically part of that same 18 percent story.
Reading the number correctly
If you're comparing Eagle to Boise or Meridian using the median price alone, you're really comparing a market with a fast-growing new-construction segment against markets where that segment is smaller. That's useful information, but it answers a different question than "what will a similar home cost me." For that question, the price per square foot and the specific comps in the area you're actually considering matter more than the citywide median.
It also means the CID conversation isn't a side note. If a meaningful share of what's selling in Eagle right now sits inside Avimor or Valnova, a meaningful share of buyers are taking on a special assessment as part of the purchase, whether or not it shows up in the list price they saw first.
A few questions worth asking before you offer
Does every new subdivision in Eagle carry a CID? No. It's a specific financing tool used by a small number of large master-planned communities, not standard across every new build in the city.
Can the assessment be paid off early? The bonds behind these districts are structured to repay over a set term, and payoff options vary by district and by the specific bond series tied to a parcel. The county treasurer's office for the parcel in question can confirm the current balance and terms.
Is a CID assessment a reason to avoid a community? Not on its own. It's a legitimate, state-authorized way for a developer to build infrastructure ahead of the homes that will use it. The number just needs to be part of the budget, alongside the mortgage, property tax and any HOA dues, before an offer goes in.
If you're weighing a lot in Avimor, a new build in Valnova, or a resale in one of Eagle's older neighborhoods and want the actual assessment pulled for a specific parcel before you write an offer, reach out to the Soldman Team. We'll get you the real number, not just the list price.
