Lot type AOn water
Waterfront lot
- Size
- About ⅓ acre
- Lot price
- $650K to $750K
The signature Terra View experience. Backyard on the lake, many with a private beach. These carry the premium.
Why trust this guide
A builder's background on your side of the table
Terra View is one of my top communities in the Treasure Valley. I have multiple clients building here right now across multiple builders, and I live about a mile down the road.
Construction management
Master's in Construction Management, USC
Emphasis in Real Estate Development. LEED AP. Before real estate, I built hundreds of homes and units in San Diego.
On a custom home, that experience changes the outcome. I read plans and bids line by line, I know what each finish choice does to the price per foot, and I walk construction with my clients at key stages.
I am not a home inspector, and we still hire one. A second set of trained eyes catches problems while they are still cheap to fix.
You work with me directly from the first call to the final walkthrough, with no hand-off to a team member you never met.
- 1%Top 1% of eXp agents nationwide
- 100Top 100 Realtor in the Treasure ValleyReal Producers. Featured on the cover of Boise Real Producers, October 2025.
- 3xeXp ICON Agent2024, 2025, 2026
- 5xDiamond ProducerEvery year since 2021
- 6xCircle of Excellence Top ProducerPSAR San Diego and Boise Regional Realtors, 2020 to 2025
- RTRealTrends recognized2024 and 2025
The community
Brand new homes that feel established
Developer Marty Goldsmith built Legacy next door. Terra View is his signature project, and the investment shows on day one.
Landscape
Mature trees from the start
Pines already 20 to 30 feet tall, planted at a premium. You get a new home without the bare-dirt look of most new construction.
Water
21 lakes, wide ones
Many sections run 200 to 300 feet across. Backyards face water and beach areas, and you are not staring into a neighbor's patio.
Clubhouse
Resort pool plus a lap pool
Clubhouse with a resort-style pool, a separate lap pool, fitness center, and hot tub right at the entry.
Park
11+ acre community park
Open lawn, gazebo, and a playground under construction now. It is public access, so expect neighbors from nearby communities too.
Recreation
Paddle from the dock
A community pond with docks for paddleboards and kayaks, plus private beaches along many lots.
Outdoors
BLM access out back
The newest phases sit against the foothills with access to BLM land for hiking and mountain biking.
Location
Beacon Light at Highway 16
About 12 to 15 minutes to downtown Eagle's restaurants and shops, with quick Highway 16 access across the valley.
Details
Waterfalls and lamp posts
Dozens of waterfalls, custom lighting, and seasonal flower plantings maintained by the HOA, irrigation included.
Lot types
Five ways into Terra View
Not all lots are created equal. Where your lot sits decides your view, your privacy, your price, and in most cases your builder.
Lot type BOn water
Estate lot
- Size
- Up to ½ acre
- Lot price
- $800K+
The largest homesites on the biggest ponds. Homes here reach $4M and up.
Lot type CNo water
Berm lot
- Size
- About ⅓ acre
- Lot price
- From about $585K
Backs a landscaped berm and a quiet frontage road. No rear neighbors, no water, lower price.
Lot type DNo water
Park-facing lot
- Size
- About ⅓ acre
- Backs to
- 11+ acre park
No rear neighbors and an open lawn view. Good fit for families with kids who want the playground close.
Lot type ENo water
Schell Brothers lot
- Size
- About 8,500 sq ft
- Home price
- About $1M to $1.2M+
The most affordable path in. Smaller lots near the entry, semi-custom plans, and basements available.
What it costs
Lot plus build, priced separately
On a custom home here you buy the lot, then you pay to build. Every new phase releases at higher lot prices than the last.
| Item | Range | Notes |
|---|---|---|
| Entry lot | ~$585K | One builder's non-water lots |
| Typical lot | $650K–$700K | About ⅓ acre |
| Newest releases | $750K–$800K+ | Up to ½ acre |
| Build cost | $525–$700+/sq ft | Finishes, glass, steel, roof type |
| Schell Brothers home | ~$1M–$1.2M+ | Lot included |
| Most custom homes | $1.7M–$4M+ | Many land above $2M |
| HOA | $233/mo | Common landscaping and irrigation |
2025 median sold price for new homes in Terra View: $2,048,000, or about $512 per sq ft (Intermountain MLS via BuildIdaho). Lot and build ranges are from my fall 2026 field notes.
Example budget
Waterfront lot, ⅓ acre$700,000
3,200 sq ft home× $550
Construction$1,760,000
All-in estimate$2,460,000
Illustration only. Tile roofs, structural steel, large glass walls, and premium appliance packages push the per-foot number toward $700.
How buying works
The rule most buyers learn too late
!
The lot picks your builder
Builders buy Terra View lots, a minimum of two at a time. A lot marked with a builder's sign means you build with that builder. Swaps are possible on paper, and builders rarely agree, because the premium lots are worth more to them. Choose the lot and the builder as a pair.
Spec home
Already built or under construction. You know the finish date and the price. Buy early in construction and you pick some finishes.
Full custom
The most common route here. You pick the lot and builder pair, then design the home from the plans up.
- Longest timeline
- Most control over layout and finishes
Developer-controlled lot
Some lots are still held by the developer. I have walked these with Marty Goldsmith and a builder to see everything available to my clients. Ask me before you assume a lot is gone.
Builders active in Terra View
Asbury HomesBachman Custom HomesBiltmore Co.Copper Canyon HomesEco BuildersFrost HomesHammett HomesHeinz Built HomesIron Oak HomesOakmont HomesSchell BrothersSherburne-MarrsSolitude HomesSuperior Custom HomesWhite PineYDK Homes
16 builders as of fall 2026, drawn from the developer's site, Parade of Homes entries, active listings, and my own client builds. New builders join as phases release. Copper Canyon is affiliated with the developer and does not allow filming, so ask me directly for a look.
Build timeline
Plan on 12 to 15 months for custom
Most Terra View builders do not have in-house drafters. Each plan revision goes out and takes 7 to 10 days to come back, and that adds up.
What I do along the wayZoom calls on plans and pricing, construction walks at key stages, and pushing the builder on issues before drywall covers them.
Why it takes this longLarger homes, heavy customization, and a back-and-forth design process. Budget your current housing for the full window.
Mold and moistureI have a client who had mold in a new custom home in the Portland area. We addressed moisture mitigation with her Terra View builder before framing.
Need to move sooner? Toll Brothers communities nearby run about 8 to 10 months, with a known product and price. I have sold a lot of Toll Brothers homes and can compare both paths with you.
Tradeoffs
What other agents leave out
Competing builders use these points to steer buyers elsewhere. Here is how each one plays out in person.
Beacon Light Road
WatchACHD plans to widen Beacon Light into a larger arterial, which will add traffic. Getting out of Terra View is easy today thanks to the signal at Highway 16, and I expect a light at one of the entrances as part of the widening.
Gas station at the corner
MinorA Chevron sits near the entrance. It is a clean station with a good marketplace inside, and no home looks at it.
Distance to downtown Eagle
WatchAbout 12 to 15 minutes. Nothing this new and this high-end exists closer in. Planned commercial along Highway 16 is set to bring retail and restaurants within walking distance.
Ongoing construction
WatchNew phases will keep building for about six to seven more years, with another phase planned across Beacon Light. Weekdays bring trucks. Saturdays are quiet.
Public park
MinorThe 11+ acre park is open to the public. Park-facing lots trade some foot traffic for no rear neighbors.
HOA dues
Minor$233 a month, about $2,800 a year. It pays for the landscaping, flowers, and irrigation that make Terra View look the way it does.
Compare
Terra View, Valnova, and Avimor
Buyers looking at Terra View almost always ask about these two foothill communities.
| Terra View | Valnova | Avimor | |
|---|---|---|---|
| Scale | About 600 homes | ~7,000 homes on ~6,000 acres | ~23,000 acres, with 2,400+ more homes approved |
| Home types | Custom and semi-custom single family | Townhomes to full custom | Mostly production and semi-custom homes |
| Price point | 2025 new home median about $2.05M | Wide range by neighborhood | New home median list about $740K |
| Setting | 21 wide lakes, BLM access | Foothills, about half kept as open space | Foothills, miles of trails and open space |
| Buildout | About 6 to 7 more years | 20 to 30 years | Decades, with a new expansion underway |
| Location | Beacon Light at Highway 16, about 12 to 15 minutes to downtown Eagle | Farther up the hill, north of Terra View | Off Highway 55, about 8 miles north of downtown Eagle |
| Best for | Waterfront custom build | Range of budgets, long-term amenities | Trail lovers who want a lower price point |
Valnova figures from Shea Homes. Avimor acreage and expansion from the Idaho Press; median list price from BuildIdaho via the Idaho Statesman.
Fit check
Is Terra View right for you
Strong fit
- You want a lake lot and a brand new custom home
- Your all-in budget starts around $1.7M, or about $1M with Schell Brothers
- You have 12 to 15 months for a custom build
- Mature landscaping and a maintained look matter to you
- You want BLM trails and paddleboarding out the back door
Look elsewhere
- You need to move in under 8 months
- Walking to downtown Eagle shops is a must
- You want acreage or no HOA
- Nearby construction noise is a deal breaker
Next step
Walk Terra View with me
Tell me your budget, timing, and the lot you have your eye on. I will show you what is available, including developer-held lots, and which builder pairs with each one.
Curtis Chism · REALTOR® SP56593 · eXp Realty
Living in Boise Idaho