Pat Thacker

 Currently, there’s a lawsuit involving the National Association of Realtors (NAR) regarding how real estate commissions are set. The lawsuit alleges that NAR’s rules around commissions may limit competition and transparency in the market. It’s an ongoing legal matter aimed at potentially changing how commissions are structured in real estate transactions. It’s worth noting that in Idaho, real estate commissions have always been negotiable between buyers and sellers, allowing for flexibility in how they are set. Starting from August 7, 2024, there will be no reference to broker or realtor compensation in the IMLS (Intermountain Multiple Listing Service). Additionally, buyers… Continue reading →

Todays market is a tough market. High interest rates, low inventory, competition from out of state buyers. Add to that lots of new inexperienced agents who may not even know the contracts very well. New agents may not be from Idaho, they may not be very knowledgeable of the local areas. 

  When choosing an agent, check out how many years they have under their belt, and what type of properties they have listed and sold. Agents with experience can make a huge difference in your success selling or buying in Idaho. Have they operated in Boise, Eagle, Nampa, Caldwell,… Continue reading →

Legal descriptions can be confusing and difficult to read but are one of the most crucial parts of acquiring property. Before you sit down to read your legal description there are a few things you should know….

There are three different formats of legal descriptions: rectangular survey system – also known as sectional ground, lot and block, and metes and bounds. Your legal description is found in your title commitment, on either Schedule A or as an attached Exhibit A, after Schedule B Part II.

The Rectangular Survey

A rectangular survey system or sectional ground legal description is going to… Continue reading →

Good question. But is it just Eagle Idaho property that is too expensive? Or is Idaho property still a bargain.  Property in Idaho is no different than any other property nation wide. There is over priced property and property that isn’t over priced. Real Estate is local. Every property is unique in its location, size, terrain, climate and usefulness depending on a buyers needs. That is why it is so important to use a Realtor who knows the area well, and is a Local Realtor. I was Born in Idaho, have traveled much of the state and know the areas… Continue reading →

Now a days, everyone is a designer or remodeler. Most likely due to the unbelievable popularity of HGTV’s numerous remodeling shows. “FLIP OR FLOP”. The Property brothers, Chip and Joanna Gaines’, Christina on the coast, Even the Boys of Boise, who are good remodelers are on TV.

So is there anything wrong with buying a Flip? Not at all, but be sure who ever did the remodel is a good quality remodeler.  To use a phrase, Don’t get stuck with a home where someone just put ” Lipstick on a pig” . Some flips are just covering up some nasty… Continue reading →

Look out and be very careful when trying to irrigate from a well in north ada county, Eagle,Idaho. Star, Idaho, or Middleton, Idaho area. Basically anywhere in the boise river area, or basin 63.

There are rules that are now being strictly enforced by IDWR [Idaho department of water resources.]

You must have a well that is deeper than 200 ft, and it must have a ” deep seal, or an adequate confining layer.” if you have an older well, with an established water right, you will probably be ok for the time being. BUT, if you have or are… Continue reading →

If you are a current or new user of groundwater rights within the Boise river basin, Eagle, Star, Middleton and other surrounding areas,[basin 63] Be careful.

  The current rules have a twist that is being selectively enforced by IDWR [Idaho department of water resources].

 Here is the Rub. You must have a permit or water right to pull water from a well and irrigate more than 1/2 acre.

You must have a well that draws water below 200 feet to make sure you don’t pull from current water users in the boise river. You must NOW ALSO HAVE A… Continue reading →

What? That”s right, Real estate in Idaho is very local. Like me I am  native born, local Boise boy. I have lived in Meridian Idaho, Eagle, Idaho, Boise Idaho, and have a House in Riggins Idaho in central Idaho.  Every single one of these markets is very different from the next one. 

  Downtown Boise in the north end for instance is very different from property In Meridian Or Eagle.  And of course Riggins in central Idaho is completely different. How does someone from out of state know how to buy in these different areas? First find an agent like… Continue reading →

Are you considering buying a new acreage and building a home? Better make sure you have water rights. Remember there are more than one type of water right. And water rights are specific to each property. Some water rights are Surface water rights, some are ground water rights. 

 Surface water rights are delivered on the surface of the ground via a ditch or pipe or river or canal etc. Ground water rights come from deep in the ground via a well. Wells can be drilled any where there is water, surface water can only be delivered where ever… Continue reading →

Oh yeah, in this kind of fast paced market in Boise, Eagle and surrounding areas in Idaho,  Both Buyers and Sellers can get worn out. Buyers can become worn out and frustrated due to a lack of properties for sale, and if they do find one it sells before they can get off their job to go see it. 

  Sellers may have so many lookers and bids that they become confused or worn out with showings and negotiations. Getting the home ready and showing it 10 times a day can be very tiring and disruptive. Plus once they do… Continue reading →