Eagle, Idaho · Highway 16 Corridor · Boise Foothills
Valnova is the Treasure Valley's biggest new master plan — roughly 6,000 acres in the Eagle foothills, entitled for about 7,000 residences, anchored by a 2.5-acre lake and the new Glencara Recreation Village. With 18+ builders active across its first villages and prices running from the mid $400s townhomes to $1.5M+ custom estates, it's also the community where builder representation matters most. This page is your buyer-side guide to Valnova: the villages, the builders, and the guidance that keeps the builder's contract from writing itself.
Sent to your inbox in about a minute · Includes this month's builder incentivesTip: Valnova releases lots village by village, phase by phase — pricing and incentives here move faster than almost anywhere in the valley. The list I send you is current; anything printed on a website (including this one) is a snapshot. Community and builder details below verified July 2026.
The Lay of the Land
Valnova sits in the Eagle foothills between Willow Creek Road and State Highway 16, just north of Beacon Light Road — about ten minutes from Eagle's shopping and dining and roughly forty minutes from downtown Boise. Developer Clyde Capital Group broke ground in 2022 on a plan more than a decade in the making: just over 7,000 residences across 6,005 acres, built out over 20 to 30 years, with more than half the land preserved as native open space, greenways, and recreation. The first residents began moving in during summer 2025, and the community's amenity centerpiece — the Glencara Recreation Village — is opening its first phase in summer 2026.
The product range is unusually wide for one community: townhomes and duplexes from the mid $400s in Lindale, single-family homes from the high $500s in Kirkhills and Muirhaven, and large-lot semi-custom and custom builds from $900K well past $1.5M in Glenview. The long-range plan adds a village town center with shops and restaurants, planned schools, a planned 18-hole golf course, and miles of Glencara Greenway trails.
Local expertise matters more in a master plan of this scale than anywhere else. With 18+ builders working the same community, the same budget can land you very different homes depending on the village, the phase, the lot, and the month. I represent builders in Eagle, Meridian, and Star — including builders on Valnova's own roster — so I see how these deals are structured from the inside. When I represent you as a buyer, that knowledge works in your direction. The builder pays your representation; it costs you nothing.
Why Buy Here
Villages & Amenities
Valnova is organized as a collection of villages around the Glencara Recreation Village and a future town center. These are the pieces buyers compare first — details verified July 2026.
Valnova's amenity centerpiece: the 2.5-acre filtered Glencara Lake with a half-acre beach and regional trailhead (open since fall 2025), plus Phase 1 of the main facility — indoor/outdoor pool, pickleball courts, and clubhouse — opening summer 2026. Fitness center and tennis courts follow in a later phase.
Valnova's most accessible entry point: townhomes from the $450s and duplexes from the high $470s. Low-maintenance living with the same lake, trail, and Recreation Village access as the estate lots up the hill.
Single-family homes from the high $500s from Valnova's production and semi-custom builder team — including Berkeley Building Co. plans in the community running roughly $460K to $900K. The village most mid-market buyers tour first.
Detached and attached options from the high $500s in the heart of the plan, close to the Recreation Village. A strong fit for buyers who want new construction near the amenities without Glenview's custom-lot pricing.
Larger foothills lots for semi-custom and custom homes from $900K+ — with early-phase listings running from roughly $1.1M past $2M. The Phase 2 builder team includes Hallmark Homes and Highland Homes, two builders I represent, alongside Bachman, Biltmore, Hammett, and Solitude.
Paved multi-use pathways and singletrack threading through the foothills, with more than half of Valnova's 6,000 acres preserved as native land and recreation — and a regional trailhead at the lake connecting toward the broader Eagle foothills.
The master plan calls for a mixed-use town center with shops, restaurants, parks, and an amphitheater — plus seasonal recreation like ice skating and tubing — along with planned schools and a planned 18-hole golf course. Timelines for these future phases run years out; I track each release as it firms up.
Village details verified July 2026 · Pricing, availability, and phase releases change monthly
Want to know what's actually available in Valnova this week?
Quick move-in homes, incentives, and pre-release lots by village — including some that never hit the public sitesThe Builders I Represent
I represent these builders in Eagle, Meridian, and Star — including three on Valnova's own builder roster — which means I know their communities, their incentives, and their lot releases before they hit any public site. When you buy with me as your agent, that inside knowledge works for you, at no cost to you.
Design-driven custom builder headquartered in Meridian, building across the Treasure Valley from Boise to Eagle to Caldwell. Founded by Idaho native Jayce Maybon, known for airtight building systems and a hands-on client experience.
Building fine Treasure Valley homes since 1995 from its Meridian base — and part of Valnova's Glenview Phase 2 builder team. A small company by design: clients talk to the builders, not a call center.
Quality-and-luxury focused builder actively building in Valnova (from $800K+) alongside its other growth-corridor communities: The Acres (Star), Centerra (Eagle), Star River Ranch, River Walk Ranch, and Terra View (Nampa).
Boise-based builder with one of the deeper local track records — hundreds of permitted builds across the valley. Ask me which communities they're active in right now; their releases move quickly.
Eagle-based premier custom builder with roughly two decades of high-end Treasure Valley work — and a member of Valnova's Glenview Phase 2 builder team. Elevated architecture and finish level for buyers at the top of the market.
Pre-release lot knowledge. Real incentive math (what a buydown actually costs the builder tells you how far it bends). Contract and deadline protection. Design-center guidance on which upgrades return value and which just cost money.
The Valnova Roster
Valnova's builder roster has grown to 18+ hand-selected builders, from national names to Eagle custom shops. These are the ones most buyers compare first. I can represent you with any builder in the community — and compare their current offers side by side.
The national builder on Valnova's roster, with single- and two-story Resort and Freedom Collections from roughly 1,342 to 2,972 square feet, starting from the low $400s — Valnova's most accessible detached pricing.
Boise-area builder with 28+ Valnova floor plans from about 1,663 to 3,678 square feet, priced from roughly $460K to $900K across Valnova, Kirkhills, and Muirhaven. One of the community's highest-volume builders.
Local builder with 27 Valnova plans from about 1,650 to 3,415 square feet, starting near $595K — and roughly ten quick move-in homes available as of July 2026, where the strongest incentives usually live.
One of the five builders I represent — building luxury homes in Valnova from $800K+. My representation means pre-release lot knowledge and incentive math on their Valnova product, at no cost to you.
Two more builders I represent, both on Glenview Phase 2's hand-picked builder team for semi-custom and custom homes from $900K+ on Valnova's larger foothills lots.
Valnova's roster also includes Bachman Custom Homes, Biltmore, Hammett Homes, Solitude Homes, Altura Homes, Brighton Homes, Brookstone Custom Homes, Core Building Company, Integrity Homes & Design, J Edwards, Pacific Lifestyle Homes, Paradigm Construction, and Superior Custom Homes.
Quick Comparison
| Builder | Where in Valnova | Typical Product | Pricing Signal (July 2026) |
|---|---|---|---|
| Shea Homes | Production villages; national builder on the roster | Single-family, 1,342–2,972 sq ft | From the low $400s — the community's entry detached pricing |
| Berkeley Building Co. | Valnova, Kirkhills, Muirhaven | Single-family, 28+ plans, 1,663–3,678 sq ft | Roughly $460K–$900K |
| Tresidio Homes | Production villages; ~10 quick move-ins | Single-family, 27 plans, 1,650–3,415 sq ft | From the mid $500s to ~$1M |
| Oakmont ★ | Luxury lots | Luxury semi-custom | From $800K+ |
| Hallmark Homes ★ | Glenview Phase 2 builder team | Semi-custom | Glenview homes from $900K+ |
| Highland Homes ★ | Glenview Phase 2 builder team | Premier custom | Glenview customs $900K to $2M+ |
| Bachman · Biltmore · Hammett · Solitude | Glenview Phase 2 builder team | Custom & semi-custom | Glenview tier, from $900K+ |
| Attached-home builders | Lindale | Townhomes & duplexes | Townhomes $450K+ · Duplexes $477K+ |
| Remaining roster (Altura, Brighton, Brookstone, Core, Integrity, J Edwards, Pacific Lifestyle, Paradigm, Superior) | Varies by village and phase | Production to custom | Ask for the current release sheet |
★ = builder represented by Brent · Verified July 2026 · Availability and incentives change frequently
Fair Questions
As of July 2026, the community covers an unusually wide range: Lindale townhomes from the $450s and duplexes from the high $470s, single-family homes in Kirkhills and Muirhaven from the high $500s (Shea Homes starts in the low $400s; Berkeley runs roughly $460K–$900K; Tresidio from the mid $500s), and Glenview semi-custom and custom homes from $900K — with early-phase listings running from about $1.1M past $2M. Pricing moves phase by phase, which is exactly what my emailed inventory list tracks.
In stages. The 2.5-acre Glencara Lake, its half-acre beach, and the regional trailhead opened in fall 2025. Phase 1 of the main facility — indoor/outdoor pool, pickleball courts, and clubhouse — is opening summer 2026, with the fitness center and tennis courts following in a later phase. Longer-range amenities like the village town center, planned schools, and the planned 18-hole golf course are future phases of a 20–30 year master plan. Ask me for the current status before you tour — amenity timelines shift.
The roster has grown to 18+ hand-selected builders: Shea Homes (the national name), high-volume locals like Berkeley Building Co. and Tresidio, and custom shops including Bachman, Biltmore, Hammett, and Solitude in Glenview. Three builders I represent — Oakmont, Hallmark Homes, and Highland Homes — build in Valnova, which gives my buyers inside access on those releases. Whoever you choose, I can represent you at no cost; the builder pays your representation.
Valnova sits in the Eagle foothills between Willow Creek Road and State Highway 16, north of Beacon Light Road. Eagle's shopping and dining are about ten minutes away; downtown Boise runs roughly forty minutes today. Highway 16 is the primary corridor, the community's Valnova Parkway is planned to connect Highway 16 to Willow Creek Road, and further corridor improvements are in the works — access should improve as buildout continues, which is part of the early-buyer math.
Plan on community association dues — reported at roughly $240 per month plus a small community transfer fee at purchase, though structures can vary by village, so confirm the exact numbers for your lot before you sign. Buying early in a 20–30 year master plan also means living near active construction and trusting future phases to deliver. The trade-off: early phases historically carry the best pricing and lot selection. I walk buyers through the phase map, the CC&Rs, and the builder contract before any earnest money moves.
Get Oriented
The One Rule That Protects You
Here's the tricky part: with 18+ builders in one community, a Valnova weekend can mean four model homes and four friendly sales teams — every one of them representing the builder, not you. If you tour or register without your own agent, many builders will not allow you buyer representation afterward, which means you negotiate the biggest purchase of your life against professionals, alone.
Builder Rep vs. Your Representation
| Decision Point | Builder Sales Rep | Your Real Estate Agent |
|---|---|---|
| Contract terms | Uses the builder's contract, written to protect the builder | Explains clauses, deadlines, deposits, and risk points before you sign |
| Incentives & pricing | Promotes the preferred-lender package | Compares incentives across builders and runs the true loan cost |
| Lot selection | Shows what's released | Evaluates sun, traffic, noise, future phases, and resale factors |
| Upgrades | Sells the design-center packages | Prioritizes upgrades that return value over "pretty but pricey" |
| Inspections | May discourage extra inspections | Schedules phased inspections and holds the punch list accountable |