New Construction Homes in Boise and Treasure Valley: What Builders Don’t Explain Up Front

If you’re relocating to the Boise area and looking at new construction, it’s easy to assume it’s the “safe” option. The home is brand new. The systems are new. It feels like you’re avoiding repairs and surprises.

I like new construction too. I bought new construction myself after moving here from San Diego. I also have a background in construction management, and I’ve helped a lot of buyers purchase brand new homes across the Treasure Valley.

Here’s the part most people don’t realize: the surprises in new construction usually aren’t about “old house problems.” They’re about pricing, contracts, timelines, what’s included (and what isn’t), and knowing where to look before you sign anything.

Why people love buying new construction

Let’s start with the good stuff, because there are real advantages to buying new construction in the Treasure Valley.

Everything is new, and that reduces surprise repairs

Just like buying a new car, you know the full history. There’s no “mystery maintenance,” no prior owner shortcuts, and less chance of walking into a long list of immediate repairs.

Major systems are brand new

In Idaho, this matters. Winters are real, and summers can get hot. New construction typically means new roof, new furnace, new A/C, new water heater, and new finishes throughout.

Modern floor plans and energy efficiency

Most new builds are going to feel open, bright, and more “current” in layout and design. And while energy efficiency varies by builder, new homes are generally better insulated than older resale homes.

More predictable move timing (most of the time)

If you’re relocating from out of state, new construction can make your timeline easier to plan. There can be delays (we’ll cover them), but you often have a clearer target than with a resale home that depends on negotiation, repairs, and seller timing.

New construction terms you’ll hear (spec vs build vs custom)

When you walk model homes, builder reps throw around terms that sound obvious, but they mean specific things. Here’s what they typically mean in our market.

Spec home (also called quick move-in or move-in ready)

A spec home is a home the builder is already building (or has already built). Depending on where it is in the process, it might be:

• Truly complete (often a 30 to 45 day closing)
• Close to completion (often 2 to 4 months)
• Not started yet, but pre-sold based on plans (can be closer to 6 months)

I personally bought a spec home before the foundation was poured. It was still a spec home because the builder had already selected the plan and the lot and was building it as inventory.

Build home (semi-custom build)

In the Treasure Valley, a “build” typically means semi-custom. You choose from the builder’s floor plans, choose a lot, and then customize within their menu.

There are two big categories of changes in a semi-custom build:

• Structural upgrades: adding rooms, changing layouts, adding a 3rd bay, RV bay, patio cover, etc.
• Design upgrades: countertops, flooring, tile, cabinet packages, fixtures, and finish levels.

Full custom build

This is where you’re designing from scratch with a custom builder. You may be working with an architect (yours or theirs) and going through a full design-build process. This can be great, but it tends to bring more complexity, longer timelines, and different financing requirements.

Builder reps vs buyer representation (why it matters)

Builder reps can be great people. I have good relationships with many of them. But it’s important to understand one thing clearly:

Their responsibility is to the builder, not to you.

A builder rep is there to sell that builder’s homes and protect that builder’s contract terms. They are not shopping your best options across builders, and they are not negotiating against their own builder’s interests.

“If I go direct, will I get a better deal?”

In my experience here in the Boise area, no. Builders typically do not discount the home just because you didn’t bring an agent. You’re still signing their contract, at their terms, and you’re taking on more risk if you don’t know what to watch for.

Builder categories you’ll see in the Treasure Valley

We have a wide range of builders in the Treasure Valley, from entry-level production builders to semi-luxury and full luxury custom builders. Here’s how I generally explain the landscape to relocation buyers.

More affordable production builders

These builders often win on price per square foot and are common choices for first-time buyers, budget-focused relocations, and long-term rental strategies.

• CBH Homes: typically the most affordable. In many cases, it’s spec-only with limited to no customization. Expect more basic finish levels and fewer included items unless incentives fill the gap.
• Lennar (LAR): often includes aggressive promos (sometimes appliances, blinds, and other add-ons depending on the promotion). They also offer some unique layouts like multi-generational “NextGen” style setups.
• Hayden Homes: similar category, generally solid options, often focused on practical layouts and value.
• Hubble Homes: I own Hubble as a primary and as a rental. They offer a wide range of sizes and, in many cases, strong standard features for the category.

Semi-luxury national builders

In this category, you often see more upgraded exterior systems and a different “fit and finish” feel. For example, builders like Toll Brothers have become a bigger presence and often use materials and systems that can perform well long-term if managed correctly during the build.

Multi-builder communities

Some of the most interesting neighborhoods in the valley are multi-builder communities, where different builders offer different levels of product. For example, Legacy is a well-known community where you’ll see a range of homes, amenities, and builder styles.

And in higher-end areas like Terra View (in Eagle ), you’ll often find smaller builders doing semi-custom and custom work alongside higher-end spec inventory.

How financing usually works (and when it gets tricky)

Financing new construction is not always the same as “construction loans.” In fact, many buyers can use regular mortgage approvals depending on the builder and the build type.

When you can use a traditional mortgage approval

If you’re buying a spec home or building with many of the larger production builders, you can often finance the home with a standard mortgage and close when the home is complete.

That might include options like FHA (commonly used by first-time buyers) or a Conventional loan.

The common structure looks like this:

• You put an earnest money deposit down to contract the home.
• You go through the build timeline (or purchase timeline if it’s already built).
• You bring your full down payment and close like a normal purchase when the home is complete.

When it turns into a true construction loan setup

Some custom builds require you to fund the project through draws as construction progresses. That usually means higher cash requirements up front, more complexity, and potentially higher rates while the home is being built.

Earnest money deposits, upgrade deposits, and the real cash needed up front

This is one of the biggest “surprises” for relocation buyers. People hear a base price and think, “Great, I’m good.” But the cash needed to get started is often higher than expected.

Typical earnest money deposit range

Earnest money deposits vary by builder, but a common range is 2% to 5% of the purchase price. Some builders use flat fees (like $5,000). Some use higher percentages (even 10% in some cases).

Upgrade deposits at the design center

If you’re doing a semi-custom build and you select upgrades, many builders require you to deposit a portion of the upgrade total as well. That requirement might be 25%, 50%, or even 100% depending on the builder.

Contract “gotchas” that can lock you in

Builder contracts are not the same as a standard resale contract. Some builders include clauses that can create real financial consequences if you need to exit the deal.

Promissory note clauses

Some builders include a promissory note tied to the contract. A common structure I see is something like: “X% earnest money deposit, plus a 6% promissory note.”

That means if you back out, the builder may have the right to pursue an additional amount beyond the earnest money you already deposited.

Liquidated damages

Some contracts include liquidated damages clauses that allow the builder to pursue a set amount (or a defined calculation) if you don’t close.

Financing contingencies are often limited or missing

In many builder contracts, there is no true financing contingency like you’d expect in a resale purchase. So if a buyer can’t qualify later, the buyer may lose earnest money and could potentially face additional contract penalties depending on the builder’s terms.

Home sale contingencies are often not “real” contingencies

In resale, a home sale contingency typically means: if you can’t sell your home, you can cancel and keep your earnest money.

With some builders, “home sale contingency” can mean: “We understand you need to sell, but you’re still closing no matter what.” That’s a very different risk profile.

Hidden costs buyers don’t budget for

New construction pricing can feel simple at first: base price plus upgrades. But the “missing line items” are where buyers get surprised.

Landscaping

Some spec homes include landscaping. Many build jobs do not include full backyard landscaping unless you pay extra. And even when it’s included, “basic” often means something like sod, sprinklers, and gravel.

Fencing

Fences may or may not be included, and it can change based on the builder’s current incentives. Don’t assume it’s included. Confirm it in writing.

Patio size and patio covers

Many homes include a small concrete patio (often around 10x10). For some homeowners, that’s not very usable. Patio covers are often upgrades.

In my own home, I ended up expanding the concrete significantly to make the outdoor space actually usable.

Gutters

Some builders install gutters only where the minimum code requires, not necessarily where it makes sense for long-term protection. In Idaho, if water is dumping off roof lines and splashing onto siding, that can cause cosmetic and long-term wear issues depending on the material.

Appliances

Typical inclusions are often limited to a dishwasher, range/oven, and microwave/hood combo. Refrigerators and washer/dryer are often not included unless a promo specifically includes them.

Blinds and window coverings

Blinds are often not included. This becomes a “move-in week” expense that catches people off guard.

Timelines and common delay triggers

New construction timelines can be predictable, but there are two common delay sources that show up here in the Treasure Valley.

Typical timelines you’ll hear

• Spec homes: often 30 to 45 days if complete, but can be 2 to 4 months or more depending on build stage
• Semi-custom builds: commonly 7 to 10 months in practice, depending on builder and season
• Custom builds: frequently closer to 18 months when you include design + permitting + build time

Common delay triggers

• Permitting delays: cities can get backed up, and that can push everything out
• Material delays: less common now than during major supply chain crunches, but still possible

You may see contract language that gives builders long completion windows (sometimes up to two years). That’s usually there as protection against extreme events, but it’s still important to understand how the builder’s timeline protections work.

Third-party inspections and walkthrough checkpoints

If you only take one thing from this entire post, make it this:

During inspections, I’ve seen issues like:

• Disconnected plumbing lines
• Disconnected ductwork in the attic
• Incorrect plumbing slope
• Missing insulation in areas that should have been insulated

Also, understand this: there are typically multiple points in the build where you can walk the home and catch things early. If you’re relocating and you’re not physically here, you need someone who can be eyes-and-ears on site to make sure items are addressed along the way.

The big Idaho issue: drainage and crawl space moisture

This is the “dirty secret” issue I want every relocation buyer to know about before they buy.

In many areas of the Treasure Valley, we deal with expansive clay soils. Water doesn’t always drain straight down the way people expect. That can lead to:

• Backyard ponding: standing water that can wreck landscaping
• Crawl space moisture: water intrusion that can lead to mold if not addressed

I’ve seen drainage issues across multiple builders and multiple price points. Some builders have improved their drainage approach over time by adding more backyard drainage, pre-wiring for sump pumps, or installing systems that make future fixes easier.

This problem can be fixed, but it needs to be caught early. It’s much easier to address before you close than after you’ve moved in.

Mortgage calculator tip (use real numbers)

When you’re comparing new construction options, the sticker price rarely tells the whole story. Earnest money requirements, upgrade deposits, incentives, and closing costs can change what you actually need in cash and what your payment looks like.

If you want to run clean scenarios with real numbers, use my mortgage calculator here:

Use the Boise & Treasure Valley Mortgage Calculator

Tip: Don’t just plug in the base price. Add realistic upgrades, estimate the missing items (like landscaping, blinds, or fencing), and compare the payment impact of builder credits vs price reductions.

Key takeaways

• New construction reduces some repair surprises, but introduces contract, pricing, and inclusion surprises.
• Know the difference between spec, semi-custom build, and full custom before you commit.
• Don’t assume going direct to the builder gets you a better deal. Focus on protecting your downside and negotiating smart.
• Plan for upfront cash: earnest money plus upgrade deposits can add up fast.
• Read for contract clauses like promissory notes, liquidated damages, and missing contingencies.
• Budget for missing items: landscaping, fencing, gutters, appliances, and blinds are common surprises.
• Always get a third-party inspection, and pay extra attention to drainage and crawl space moisture risk in Idaho.

FAQ

Is new construction really safer than buying a resale home in the Boise area?

It can be, but it depends on what you mean by “safe.” You may avoid immediate repair projects, but you take on different risks like contract terms, missing inclusions, timeline changes, and the need for quality control during the build.

What’s the biggest mistake buyers make with new construction?

Assuming the base price is the real price, and assuming everything they see in the model home is included. The second biggest mistake is skipping a third-party inspection because “it’s new.”

How much earnest money do I need for a new build?

It varies by builder. In many cases, it’s around 2% to 5% of the purchase price, but some builders use flat fees and some require higher amounts. If you’re selecting upgrades, you may also need additional deposits for those upgrades.

Can I use a regular mortgage on a new construction home?

Often, yes. Many spec homes and semi-custom builds can be financed like a normal purchase using options such as FHA or Conventional financing, with closing at completion. Some custom builds require construction loan structures with draws during the build.

Are builder incentives always a good deal?

Incentives can be great, but they usually come with terms. Sometimes the best incentives require using the builder’s preferred lender, and that can change the rate, fees, or the structure. The right move depends on the full numbers, not the headline incentive.

What should I check for regarding drainage and crawl spaces?

Confirm grading away from the home, look for drainage systems where needed, inspect for moisture signs in the crawl space, and understand whether sump pump options exist or are pre-wired. Idaho’s soil conditions make this a common issue, so it’s better to plan for it than be surprised by it.

Next steps if you’re buying in Boise or the Treasure Valley

If you’re relocating and considering new construction, my recommendation is simple: don’t shop one builder at a time. You want a clear comparison across builders and communities so you can see where the real value is, where the contract risk is, and which neighborhoods truly fit your lifestyle.

If you’re looking in areas like Boise , Meridian , Eagle , Star , Kuna , Nampa , Middleton , or anywhere else in the Treasure Valley, I’m happy to help you map out the smartest path based on your timeline and budget.

Contact Curtis Chism

Email: info@curtischism.com
Call or Text: 208-510-0427

If you want to go one level deeper, tell me what you’re considering: a spec home, a semi-custom build, or a full custom build. I’ll help you understand the tradeoffs and what to watch for before you sign anything.