Eagle Luxury Market Analysis – Q1 2025: Trends, Metrics, and Buyer Insights from Treasure Valley’s Premier Market

Eagle has long held the crown as Treasure Valley’s premier destination for luxury living, and Q1 of 2025 only reinforced that position. From gated golf communities to foothill estates with sweeping views, demand for high-end homes in Eagle continues to be driven by space, privacy, design quality, and lifestyle.

In this Q1 luxury market report, we’ll break down what actually happened in Eagle’s upper tier, what buyers are responding to, where inventory is building (and where it isn’t), and what homeowners and buyers should watch for as we move deeper into 2025.

Eagle Luxury Market Snapshot - Q1 2025
Where Luxury Homes Are Selling in Eagle
Who Is Buying in Eagle’s Luxury Segment
Features Driving Top-Dollar Sales
Inventory Levels and Builder Activity
Q2-Q4 2025 Outlook
Curtis’ Final Take on Eagle Luxury Real Estate

1. Eagle Luxury Market Snapshot - Q1 2025

How We Define “Luxury” in Eagle

For this report, luxury homes in Eagle are defined as properties priced at $900,000 and above. These homes typically feature custom or semi-custom construction, estate lots or acreage, premium frontage (golf course, waterfront, foothill views), and are often located in high-end communities such as SpurWing, Riverstone, Homestead, Legacy, and the Eagle Foothills.

Q1 2025 Luxury Metrics

Metric	Q1 2025	Q1 2024	Year-Over-Year
Homes Sold Over $900K	66	52	+26.9%
Median Luxury Sale Price	$1,205,000	$1,134,500	+6.2%
Average Days on Market	29	41	-29.3%
Active Luxury Listings	78	71	+9.8%
Sale-to-List Ratio	98.4%	96.1%	+2.3%

Curtis Insight: Luxury homes in Eagle sold faster and closer to list price in Q1 2025 than in Q1 2024. Demand didn’t soften, it became more selective.

2. Where Luxury Homes Are Selling in Eagle

SpurWing and SpurWing Greens

Average Q1 Sale:~$1.29M
Why it sells: Golf course frontage, private club amenities, mature landscaping, and community prestige
Buyer profile: Executives, retirees, and equity-rich relocators

SpurWing continues to command premium pricing because buyers are purchasing the lifestyle, not just the home.

Riverstone and Lakemoor

Average Q1 Sale:~$1.18M
Standouts: Gated access, private lakes, newer semi-custom builds
Trend: Strong demand for “newer but not a 2-year wait” inventory

Eagle Foothills Estates

Average Q1 Sale:~$1.35M
Lot sizes: Often 1+ acre, with privacy and views
Unique appeal: Architectural variety (Mountain Modern, Desert Contemporary) and long-term ownership mindset

This segment attracts legacy buyers, people buying with a 10- to 20-year horizon, not a quick flip mindset.

Homestead, Legacy, and Ashbury

Average Q1 Sale:~$1.08M
Appeal: Amenities, water features, strong curb appeal, and family-friendly neighborhoods
Buyer mix: Locals upgrading and out-of-state families

3. Who Is Buying in Eagle’s Luxury Segment

The luxury buyer pool is evolving, but Q1 2025 clearly showed three dominant groups.

1) Coastal Relocation Buyers

Primarily moving from California, Washington, and Oregon
Often cash buyers or heavy-equity buyers
Prioritize safety, space, views, and long-term livability

2) Idaho Move-Up Buyers

Moving from Boise, Meridian, or prior Eagle homes
Dual-income professionals and business owners
Looking for pools, RV garages, outdoor living, and custom touches

3) Work-From-Home Professionals

Tech, finance, and consulting backgrounds
Require dedicated office space, fiber internet, and flexible layouts
Often favor semi-custom new builds when timelines matter

Curtis Pro Tip: Luxury buyers today are lifestyle-driven, not payment-driven. Homes that “live well” outperform homes that just look expensive.

4. Features Driving Top-Dollar Sales

Interior Must-Haves

Chef kitchens with 48"+ ranges, walk-in pantries, and built-in refrigeration
Grand primary suites with spa-style bathrooms and oversized closets
Dedicated home offices and flex spaces for dual-use living
High ceilings (12'+), exposed beams, and large-format windows

Exterior Priorities

Covered patios with built-in kitchens and fire features
In-ground pools or pool-ready lots
Professional landscaping and privacy trees
3- to 5-car garages, often with RV bays or workshop space

Technology and Efficiency

Smart home systems for lighting, security, and climate control
Zoned HVAC and efficiency upgrades buyers can feel immediately
Solar panels and backup power systems in higher-end builds
Whole-home water filtration and softeners

Buyers are paying premiums for turn-key luxury. Dated finishes and “project homes” are not where the market is rewarding sellers right now.

5. Inventory Levels and Builder Activity

As Q1 wrapped, Eagle had roughly 78 active luxury listings. New inventory is primarily concentrated in foothill custom homes, semi-custom spec builds in Riverstone, Homestead, and Ashbury, and select luxury infill pockets.

Builder Trends to Watch

More semi-custom offerings to speed up delivery and meet demand
Custom builds still affected by permitting and material lead times
Higher demand for single-level and multi-generational layouts

Seller Note: Pre-inspections, staging, and high-end video marketing are separating the homes that sell quickly from the homes that sit.

6. Q2-Q4 2025 Outlook

Buyer Confidence Remains Strong

Despite rate headlines, most luxury buyers in Eagle are not rate-dependent. Many are cash buyers or equity buyers, so confidence remains steady when the home checks the right boxes.

Pricing Will Stay Stable, But Buyers Expect More

Price per square foot is holding, but homes that feel dated, poorly presented, or lack privacy and functional layout are taking longer to sell. The luxury market is strong, but it’s not forgiving.

New Construction Will Shape the Luxury Inventory

Expect additional high-end releases in Eagle’s northwest corridor and foothills, with many well-positioned properties pushing beyond $1.3M depending on lot, view, and finishes.

7. Curtis’ Final Take on Eagle Luxury Real Estate

Q1 confirmed what we’re seeing every day on the ground. Eagle’s luxury market is strong, but it punishes mistakes. This is still a seller’s market if the home is priced correctly, presented well, and marketed strategically.

If you’re considering selling, buying, or just want to understand where your property fits in Eagle’s luxury landscape, I’m happy to provide a custom breakdown. No pressure, just clarity.

Call or text: (208) 510-0427
Email: info@chismteam.com

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