Twenty-three thousand acres, a hundred miles of private trails, and a village that has been quietly proving itself for twenty years.
Most master-planned communities in the Treasure Valley are still selling the promise of community. Avimor is the rare one that has already become one. Twenty years in, with an Art of Living Director on staff, an on-site classical charter school, and 70% of its land preserved as open space at full build-out, Avimor is what happens when a developer treats open space as the primary amenity and the homes as supporting cast. Tresidio Homes is the active builder in Phase 11 — a builder I know directly from my work at Valor.
Avimor's defining feature is also its hardest to convey in a brochure: a sense of place that takes years to establish and cannot be retrofitted. Most new communities are negotiating with the land. Avimor was designed around it. The home sites are the variable; the open space, the trail network, and the village are the constants.
The numbers help — 23,000 total acres with 70% preserved open space, 100+ miles of private trail connecting into the broader Boise foothills system, a 12,000 square foot community center that is actively used rather than aspirational. But the differentiator that most buyers underweight until they spend time here is the village. The Art of Living Director is a full-time position, and the community programming it produces — concerts, festivals, sporting events, holiday gatherings — is the texture that makes Avimor read as a town rather than a subdivision.
The tradeoff is honest. Avimor is 8 minutes from Eagle's services but you are not walking to a grocery store. The Village Center commercial buildout is still in progress. What you trade convenience for is space — and for the right buyer, that's not a compromise, it's the point.
Private trail network within the community footprint, connecting to the broader Boise foothills system. Mountain biking, trail running, hiking — from your front door. No other Ada County community offers trail infrastructure at this scale.
A full-time staff role dedicated to community programming and neighborhood connection. Concerts, festivals, sporting events, holiday gatherings. The cultural infrastructure that makes Avimor feel like a small town rather than a development.
Tuition-free public charter school backed by Hillsdale College. Opened 2024 at K-6, adds one grade per year. Walkable for many community households. Eagle Joint School District also serves Avimor for families who prefer traditional public school.
The current building partner is Tresidio Homes, the same builder I work with at Valor. Transparent process, strong project management, consistent finish quality. Multiple builders have built across prior phases — the legacy product range here is broad.
The amenities at Avimor are operational, not aspirational. Most of what is described below has been in use for years. Where there is anything still rolling out — like portions of the Village Center commercial buildout — I have flagged it so you can verify status directly with the community before factoring it into a decision.
Avimor has been built by a rotating roster of regional builders across its phases. The current active phase is Phase 11, and Tresidio Homes is the named builder for it. For buyers shopping resale across prior phases, the home product mix is broad — confirm specific builder, year built, and any builder-warranty status directly with your agent and the listing.
Tresidio is the current active builder at Avimor in Phase 11 — the same builder I work with at Valor on two active client builds. The Tresidio process is one of the more transparent semi-custom experiences in the Treasure Valley: organized design center, disciplined project management, and consistent finish quality.
The Phase 11 product at Avimor is positioned for spacious lots and premium view positioning — confirm current floor plan availability and inventory directly with the Tresidio sales team. Pricing starts in the $500Ks at time of writing.
Avimor's earlier phases were built by a mix of regional builders, which means the resale inventory across the community has meaningful architectural variety. This is a feature for buyers who want to avoid the look of a single-builder subdivision.
For resale purchases, confirm the original builder, year built, any active warranty coverage, and any phase-specific HOA distinctions before submitting an offer. The build quality across phases is generally consistent, but the floor plans and finish standards vary.
Avimor is, in my opinion, the most genuinely community-designed neighborhood in Ada County — and it has been proving that for twenty years. The Art of Living Director is a real position, and it shows.
Most master-planned communities in the Treasure Valley are still establishing themselves. Avimor has the receipts. Twenty years of community programming, an Art of Living Director on staff, an on-site charter school in its second year of growth, and a trail network that no other Ada County community can come close to matching.
As someone with an architectural background, I appreciate that Avimor was designed around the principle that open space is the primary amenity and the homes are secondary to the land. That priority structure is what produces the lived experience here. A community where 70% of the land remains preserved at full build-out makes very different decisions about lot positioning, road layout, and view corridors than a developer optimizing for unit count.
Tresidio Homes is the active builder in Phase 11, and I can speak to their process from direct experience at Valor, where I currently have two client builds in progress. If 100 miles of trails from your front door and a genuine village atmosphere sound like your Idaho — visit Avimor before making any decision about where to live in Ada County.
The location story at Avimor is straightforward — 8 minutes from Eagle, 25 from downtown Boise, and roughly 30 from Bogus Basin and the Payette River. The drive is short to services, longer to nightlife, and the buyers who do best here are the ones who weighed the tradeoff honestly before buying.
Avimor is one of the easier communities to evaluate honestly, because the lifestyle it offers is so specific. If the items below describe you, this community will likely outperform your expectations. If they don't, there are other Ada County communities I would point you toward first.
If your daily or weekly routine includes trail running, mountain biking, or hiking, the 100+ miles of private trail directly outside your door changes the math entirely. No Ada County community competes with this.
Households evaluating classical, Hillsdale-affiliated education will find Idaho Novus Classical Academy on site. As the school grows one grade per year, families can plan a long-horizon K-12 commitment from kindergarten forward.
Buyers who want neighbors who are actually neighbors. The Art of Living Director produces the kind of programming most communities try to replicate and fail at. Twenty years in, the relationships and culture here are real.
Households whose weekly pattern does not depend on a daily downtown Boise commute. The location is excellent for outdoor lifestyle, and adequate-to-good for services — but it is not optimized for a downtown work schedule.
Buyers who want a new build at a Treasure Valley entry-price-point community with established amenities already in place. Tresidio Phase 11 starting in the $500Ks is rare in this category.
Buyers for whom preserved open space is the primary amenity, not a feature. The 70% preserved open space at full build-out is a structural decision — it shapes the lived experience here in a way that newer Eagle subdivisions cannot replicate.
Avimor is a community where the lived experience is meaningfully different from the brochure — and the difference is overwhelmingly in the community's favor. If you are evaluating Avimor against other Ada County options, or considering Tresidio Phase 11 specifically, reach out. I can walk you through the trail network, the village, the Tresidio process, and the honest tradeoffs before you commit.
Pricing, availability, and amenity timelines are subject to change without notice. Verify all current information directly with the community developer or builder prior to any purchase decision. This content is for informational purposes only and does not constitute a representation of any specific property. Jerod Lee is a licensed real estate agent with My Home Connection, REAL Broker LLC, Idaho.