Millstone Farm Eagle Idaho: Homes, HOA, Maps and Market Data
Millstone Farm, mapped for a real buying decision
Millstone Farm is an active new construction neighborhood in Eagle. This resource connects the public name to the two recorded phases, removes the common lots from the housing numbers, reconciles the current listings to the residential parcel universe, and gives you a clean plan for the HOA, builder contract, inspection, title, schools, utilities, and daily routes.
Verified July 18, 2026
What matters before you tour
The public and IMLS name is Millstone Farm. The selected legal scope is Millstone Farm Subdivision Phase or No. 1 and Phase or No. 2 only. Ada County returned 233 parcel records across those phases. After removing 20 recorded common lots, the retained housing universe contains 213 residential parcels.
The scope rule
Use Millstone Farm to search. Use the legal description, applicable plat, declaration package, current association statement, builder contract, and title work to decide what applies to one home. Future phases, common lots, nearby tracts, commercial property, lookalikes, nonmembers, and any unmatched parcel stay outside this page.
See the live Millstone Farm inventory
The live module below uses Millstone Farm with Eagle as the city. The July 18, 2026 refresh returned 25 exact current listings. Twenty were Active and five were Pending. Every one was flagged new construction and every listing reconciled privately to the retained 213 residential parcel universe.
What the retained sales actually show
I retained 14 Millstone Farm sales reported closed from July 18, 2025 through July 17, 2026. Eleven matched directly by parcel and three matched through a deterministic address check inside the same 213 parcel universe. Nothing remained unmatched. That is a clean sample, but it is still a small and construction heavy sample.
| Measure | Verified result | How to use it |
|---|---|---|
| Closed sales | 14 | The denominator for sold price and home profile medians |
| Median sold price | $1,009,900 | A middle point for this sample, not an appraisal for one house |
| Median sold price per finished square foot | $336.93 | A rough comparison that does not adjust for lot, plan, finish, incentive, or condition |
| Median reported days on market | 34 from 8 reporting rows | Reported exposure only, with a smaller denominator than the sold sample |
| Median reported cumulative days | 113.5 from 8 reporting rows | Reported cumulative history only, not a measure available for every close |
| Median year built | 2025 | Confirms the retained sample is dominated by recent construction |
Current listing status
Snapshot checked July 18, 2026. Current statuses are mutable.
Residential parcel scope
Counts exclude 11 common lots in Phase 1 and 9 common lots in Phase 2.
The median Active asking price was $986,950 from 20 Active listings at the same check. Do not put that beside the sold median and call the difference a trend. Asking price is a seller decision. Sold price is a completed transaction. The current builder mix, plan sizes, incentives, lot premiums, basement choices, and stage of completion can change the comparison quickly.
The $200 figure is a builder disclosure, not your closing statement
The recorded legal name is Millstone Farm Community Association, Inc. The current public association route is the Millstone Farm HOA site. Schell Brothers stated a $200 monthly HOA fee on its Millstone Farm page when checked July 18, 2026. The builder also stated that this amount includes community landscape, irrigation water, and snow removal of main roads.
- Start with the seller. Request the current association package, notices, and the documents that the seller received for the exact property.
- Use the current association route. Contact Millstone Farm HOA and request written confirmation of membership, dues, frequency, included services, transfer or setup charges, working capital, assessments, the disclosure or resale package, and the subject property ledger.
- Have title or escrow reconcile the answer. Match the legal description, phase, declaration package, membership, payee, charges, balances, and every later recorded instrument before the offer deadline and again before closing.
I am intentionally not publishing private budgets, reserves, insurance conclusions, litigation status, meeting minutes, account balances, violations, or special assessment conclusions. Those facts belong in the exact property package and professional review, not in a neighborhood summary.
One buyer name, two recorded phases, one controlled scope
Phase 1
Plat instrument 2025 023742 was recorded April 18, 2025. Ada County returned 101 parcel records. Eleven common lots are excluded, leaving 90 retained residential parcels.
Phase 2
Plat instrument 2026 019523 was recorded March 20, 2026. Ada County returned 132 parcel records. Nine common lots are excluded, leaving 123 retained residential parcels.
The declaration is instrument 2025 023741. It identifies the community, the association, the original legal parcel, and the governing framework. Article 11 requires a recorded supplemental declaration when additional land is brought in. That is why this page stops with the two recorded phases inside the current proven scope.
The 233 parcel count is not a home count and not a membership count. County parcel records include the 20 common lots that do not belong in a residential market sample. Removing them gives buyers a cleaner denominator. Title still has the final job for one property because a plat alone does not establish every obligation, right, or later recorded change.
The practical Eagle question is how this location fits your week
Millstone Farm sits in Eagle along the western side of the Treasure Valley growth pattern. The current builder sales route is on West Lands Street. The useful lifestyle decision is not a slogan about Eagle. It is whether the exact home, lot, and daily route pattern fit the way you actually live.
Daily errands
Test the exact drive to groceries, medical care, school, work, and the places you use every week. A route that looks simple at noon can feel different in morning and afternoon traffic.
Outdoor access
Eagle Island State Park is a public recreation option in the broader area. It is not an association feature and it does not prove private neighborhood access, ownership, or included service.
Construction activity
Twenty five current listings were flagged new construction. Visit at different times, ask what is being built nearby, and understand the temporary noise, dust, traffic, views, and access around the exact lot.
Walk the lot slowly. Look beyond the model home finish. Check rear exposure, side yard space, grade, drainage, privacy, street activity, guest parking, trash placement, utility equipment, and what future construction could change. A strong floor plan does not erase a lot issue.
Use the exact address, then confirm with West Ada
The current official route is the West Ada School District address lookup. This page does not assign one school set to every Millstone Farm home. Boundaries, programs, transportation, capacity, and enrollment rules can change.
- Run the exact property. Enter the full address in the West Ada address lookup.
- Confirm the result. Contact the district before relying on the map in a purchase or move decision.
- Ask the next questions. Verify transportation, special programs, transfer rules, enrollment timing, and any capacity issue that affects your plan.
A nearby campus is not proof of assignment. A builder page is not the district. The exact address and current district confirmation control the buyer decision.
Open the routes you will actually drive
The map starts from the current public builder sales route. It is a planning point, not a location conclusion for every Millstone Farm home. Traffic, construction, weather, and the exact lot change the answer, so this page links the live route instead of freezing a mileage or time estimate.
| Destination | Why it matters | Live route |
|---|---|---|
| Downtown Eagle | Daily services, dining, and local errands | Run the route |
| Eagle Island State Park | Public recreation planning | Run the route |
| The Village at Meridian | Shopping, dining, and services | Run the route |
| Downtown Boise | Work, events, and city access | Run the route |
| Boise Airport | Relocation and travel planning | Run the route |
Run the routes on a weekday morning, weekday afternoon, and the weekend time that matters to you. The right answer comes from your calendar, not a single map snapshot.
This is a builder comparison, not only a house comparison
The private live inventory contained ten distinct builder values. Schell Brothers has a current public Millstone Farm route with seven named floor plans and 22 Schell homesites. That does not make Schell the only builder and does not make 22 the neighborhood total.
| Measure | Median | Buyer question |
|---|---|---|
| Year built | 2025 from 14 closes | What stage, warranty start date, and correction history apply? |
| Finished square feet | 3,220 from 14 closes | Does the plan fit your daily life, not just the model tour? |
| Lot size | 0.1975 acres from 14 closes | How do grade, privacy, drainage, storage, parking, and exposure work on this lot? |
Contract
Compare deposit rules, financing deadlines, appraisal language, completion standards, change orders, delay remedies, cancellation rights, and what survives closing.
Price
Separate base price, lot premium, structural options, design selections, closing costs, lender conditions, and incentives. A headline price may not describe the same package.
Warranty
Get the exact written warranty, start date, exclusions, claim process, service standard, transfer terms, and any third party coverage. Do not rely on a general builder promise.
Preserve the inspection rights that matter to you. Ask whether the contract allows inspections before drywall, near completion, after corrections, and before closing. Use qualified independent inspectors. New does not mean exempt from careful review.
A clean sequence before you lose leverage
The goal is simple. Assign each unknown to the right source and put the deadline in the contract. Do not let the model home excitement push the hard questions to the week of closing.
- Lock the legal identity. Have title match the exact legal description to Phase 1 or Phase 2, instrument 2025 023741, the applicable plat, and any later recorded instrument.
- Order the current association package. Get written membership, dues, frequency, inclusions, charges, working capital, assessments, ledger, notices, rules, and exact property applicability.
- Audit the builder contract. Separate base price, lot premium, options, incentives, lender conditions, deposits, completion obligations, delays, inspection rights, warranty, and cancellation terms.
- Inspect the lot and the house. Review grade, drainage, soil concerns, utility equipment, irrigation, boundaries, easements, setbacks, privacy, parking, future construction, and the home at every contractually allowed stage.
- Verify permits. Use the City of Eagle building route and permit reports. Ask the builder and city for the exact home record and final approvals.
- Verify schools. Run the exact address through West Ada and confirm the result directly with the district.
- Check property and tax records. Start with the Ada County property lookup. Reconcile assessed status, legal description, exemptions, and current tax treatment with the responsible office and title.
- Check flood and hazard information. Use the FEMA Map Service Center, current local records, the insurer, and qualified professionals. A neighborhood route is not a subject property conclusion.
- Confirm utilities and irrigation. Use the City of Eagle service area route. Identify every provider, meter, billing account, irrigation source, season, schedule, maintenance duty, and charge for the exact lot.
- Price insurance before deadlines. Start with the Idaho Department of Insurance consumer route, then obtain a current quote using the exact property, construction details, planned coverage, and association documents requested by the insurer.
- Reinspect and walk through. Verify agreed corrections, systems, finishes, keys, remotes, manuals, warranty enrollment, utility readiness, and the condition immediately before closing.
The official record behind the page
These frames open the Ada County Recorder viewer. The two plat records display an official recording sheet and point to a separate digital plat image system. Use the viewer and title work for the full property review. If a frame does not load on your phone, use the button below it.
Declaration
Instrument 2025 023741, recorded April 18, 2025. This identifies the community, association, original parcel, and governing framework.
Phase 1 plat record
Instrument 2025 023742, recorded April 18, 2025. The Recorder record identifies Millstone Farm Subdivision Phase 1.
Phase 2 plat record
Instrument 2026 019523, recorded March 20, 2026. The recording sheet identifies book 132, pages 81 through 87.
The value is in the reconciliation, not the sales pitch
I do not have a verified Millstone Farm tour, resident interview, or private transaction story to lean on. The useful work here is the evidence itself. Two recorded phases, 20 common lot exclusions, 213 retained residential parcels, 14 reconciled closes, and 25 reconciled current construction listings give buyers a much cleaner starting point than a builder page or a loose neighborhood search.
First, construction choice creates comparison work
Twenty five current listings and ten distinct builder values sound like a lot of choice. They also create more ways to compare the wrong things. One price may include a different lot premium, basement condition, finish package, lender incentive, closing cost arrangement, or warranty structure than another. Build a complete cost and contract comparison before deciding which house is cheaper.
Second, the common lot exclusion protects the market story
A raw county count says 233 parcels. That is not the right housing denominator. Removing the 20 common lots leaves 213 residential parcels. That clean denominator makes the phase map, current inventory, and closed sale crosswalk more defensible. It also reminds us that a parcel layer and a listing label do different jobs.
Third, Phase 2 changes the questions
The March 20, 2026 recording confirms real current development movement. It also means buyers should ask what is complete around the exact lot, what is still under construction, which roads and services are final, which obligations already apply, and what may still change. The answer should come from recorded documents, the contract, the city, the association, the builder, and title. Not from a site plan alone.
Fourth, the active price is not a trend line
The current median Active asking price is $986,950. The retained sold median is $1,009,900. That gap does not prove prices fell, buyers have leverage, or values moved in either direction. The groups can contain different plans, lots, finishes, builders, incentives, and completion stages. Compare the exact home against the right current and closed competition.
Finally, put every unknown before a deadline
HOA membership, the current monthly amount, transfer charges, working capital, irrigation, utilities, permits, inspections, warranty, taxes, insurance, school assignment, flood information, and title are all answerable questions. The mistake is waiting until the week of closing. Put the right requests and rights into the contract while the buyer still has leverage.
A practical property review
Send Brian the address before you get serious. He can help you compare the current competition, builder package, lot, legal phase, association route, and the due diligence questions that belong in your offer plan.
Direct answers for buyers
Where is Millstone Farm?
Millstone Farm is in Eagle, Idaho. Use the exact home address when checking routes, schools, utilities, permits, taxes, insurance, flood information, and services.
Which Millstone Farm phases are included here?
This resource includes recorded Millstone Farm Subdivision Phase or No. 1 and Phase or No. 2 only. Future phases and adjacent property stay outside the scope until recorded documents and exact property title prove inclusion.
How many residential parcels are in the verified scope?
Ada County returned 233 parcel records across the two phases. After excluding 20 common lots, the retained residential universe contains 213 parcels.
How many Millstone Farm homes are currently listed?
The July 18, 2026 refresh found 20 Active and 5 Pending listings under the exact Millstone Farm and Eagle filter. All 25 were flagged new construction. Inventory can change at any time.
What did Millstone Farm homes sell for recently?
For 14 verified closes from July 18, 2025 through July 17, 2026, the median sold price was $1,009,900 and the median sold price per finished square foot was $336.93. Those are sample medians, not a value conclusion for one home.
How much are the Millstone Farm HOA dues?
Schell Brothers disclosed $200 monthly when checked July 18, 2026. Treat that as a dated builder disclosure only. Confirm the exact property amount, membership, inclusions, charges, working capital, assessments, and ledger through the seller, Millstone Farm HOA, and title or escrow.
What amenities are operating in Millstone Farm?
No current operating amenity is claimed on this page. The builder says its site plan is illustrative and that amenities need not be built. Obtain written proof of completion, ownership, operation, access, rules, cost, and exact lot eligibility before relying on any community feature.
Which schools serve Millstone Farm?
Use the West Ada official address lookup for the exact home and confirm the result directly with the district. This page does not assign one school set to every property.
What should I verify on a new construction home?
Verify the legal phase, title, association package, builder contract, complete price, incentives, appraisal terms, permits, utilities, irrigation, inspections, corrections, warranty, taxes, insurance, school assignment, flood information, lot conditions, and final walkthrough before the relevant deadlines.
Want a Millstone Farm home checked before you commit?
Send Brian the address. He can help you compare the house, lot, builder terms, current competition, legal phase, association route, and the questions that need answers before your deadlines.
Brian Hymas, JPAR Live Local. Call 208 891 4200 or email Brian@BrianHymas.com.
What this resource is built on
- Ada County Recorder declaration instrument 2025 023741, Phase 1 plat instrument 2025 023742, and Phase 2 plat instrument 2026 019523.
- Ada County official subdivision and parcel services for the two recorded identities, 233 official parcel records, 20 common lot exclusions, and 213 retained residential parcels.
- Intermountain Multiple Listing Service data for the private closed sale crosswalk and aggregate market summary. No licensed row data is published.
- Lofty live listing inventory for the current status and construction snapshot. No full listing object, address, identifier, agent, or photograph is published.
- Millstone Farm HOA for the current association contact route.
- Schell Brothers for the current builder route, dated $200 monthly disclosure, seven named plans, 22 Schell homesites, sales route, and the site plan limitation.
- West Ada School District, Ada County property lookup, City of Eagle, FEMA, Idaho Department of Insurance, and Google Maps as current verification routes.
Last verified: July 18, 2026.
This is a buyer education resource, not legal, tax, insurance, engineering, inspection, appraisal, association, builder, or title advice. Verify every property specific conclusion with the responsible source and qualified professional.
About the author
Brian Hymas
I've spent 35 years in the Treasure Valley — born in Boise, raised in Meridian, lived in Eagle for 8 years, now on acreage in Middleton. Before I was an agent, I was an appraiser. That means I see homes differently than most. I've closed over 120 transactions and more than $100M in sales, but the number I'm most proud of is the families who moved here from California, Washington, and beyond and said it was the best decision they ever made. There's a lot more to the story.
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