Beaconwood Eagle Idaho: Homes, HOA, Maps and Market Data
Beaconwood in Eagle, Idaho
A small first phase with a real new home choice set
Beaconwood is not a catchall name for everything near Beacon Light Road. The buyer recognized community is one recorded first phase with 38 home parcels and ten current homes for sale. That narrow boundary makes the comparison useful.
Quick facts
The useful numbers are 38, 13, and 10
Current homes
Ten Beaconwood homes were for sale on July 19
On July 19, Beaconwood had ten Active homes, no Pending homes, and no Coming Soon homes. All ten were marked new construction in the listing data. The builder community page also showed ten available homes when checked.
0 Pending
0 Coming Soon
Verified market context
Recent sold prices ran from $599,990 to $824,990
Thirteen Beaconwood closings were verified inside the recorded first phase during the stated period. The midpoint sold price was $694,990. The midpoint reported market time was 38 days. Every closing in this group was marked new construction.
| Buyer question | Current answer | Coverage |
|---|---|---|
| How many closings are in the group? | 13 | July 19, 2025 through July 18, 2026 |
| What was the midpoint sold price? | $694,990 | 13 closings |
| What was the sold price range? | $599,990 to $824,990 | 13 closings |
| What was the midpoint sold price per finished square foot? | $263.65 | 13 closings |
| What was the midpoint reported market time? | 38 days | 13 closings |
| How many were marked new construction? | 13 | 13 closings |
What the current phase means
New construction does not tell you the physical stage
10 of 10
Current listings carried a new construction flag
That helps you understand the choice set. It is not enough to say every home is being framed, finished, complete, or ready on a promised date.
1
Builder status explicitly said under construction
Only one current builder page entry used that status. The other nine said New Never Occupied. Ask for a written stage, completion evidence, certificate status, and possession terms for the home you are considering.
Ask what is included in the base price, which selections can still change, what incentives require a preferred lender or closing date, and how change orders work. Review the builder contract, warranty manual, final inspection status, and possession language. Bring your own inspector. A new home is still a major purchase with systems, finishes, grading, drainage, and paperwork worth checking.
HOA reality
The association is verified. The amount is not universal.
The Phase 1 declaration names Beaconwood Subdivision Homeowners’ Association, Inc. The Idaho Secretary of State showed entity 6030134 in Active Good Standing. Alliance Management Partners LLC appeared as the registered agent, and the current builder HOA page routes Beaconwood to Alliance Management Partners.
That verifies the organization and the current contact path. It does not establish the periodic charge, billing frequency, balance, transfer cost, inclusions, assessment status, insurance, reserves, litigation, rules, or standing for a particular home.
| Question | Why it matters | Best current proof |
|---|---|---|
| What amount is due and how often? | A listing or builder field can omit frequency or use an old figure | Current disclosure package, account statement, title, and escrow |
| What sale related charges apply? | Transfer, resale, setup, and other charges affect closing cash | Current fee schedule and settlement figures |
| Are assessments or rule changes pending? | Future cost and use restrictions can change the decision | Notices, minutes, budget, rules, and written association response |
| What property and maintenance obligations apply? | A plat alone does not prove every obligation or membership result | Recorded documents, title review, disclosure package, and written clarification |
| How does association insurance fit with owner coverage? | Coverage gaps and deductibles can affect risk and premium | Current master policy information and an address specific owner quote |
Schools
The current map points to three Eagle schools
Eagle Hills Elementary
Current map result at the Beaconwood entry orientation point for the 2026 to 2027 school year.
Eagle Middle and Eagle High
Current middle and high school map results at the same orientation point for the 2026 to 2027 school year.
The district describes its map as a general representation. It enrolls by exact address, and boundaries can change. Enter the property address in the current West Ada tool and confirm the answer for your move year. Ask about transportation, program access, capacity, enrollment requirements, and any approved boundary action before relying on the result.
Map and drives
Start at Lanewood Road and Yarnell Street
The map marker uses the Beaconwood entry area at North Lanewood Road and West Yarnell Street. It is not a lookalike subdivision marker. The drive checks below started there on July 19, 2026.
The marker is North Lanewood Road and West Yarnell Street in Eagle.
| Destination | Distance | Route time | Test it |
|---|---|---|---|
| Downtown Eagle | 5.4 miles | 10 minutes | Open route |
| The Village at Meridian | 10.7 miles | 21 minutes | Open route |
| I 84 at Ten Mile Road | 14.5 miles | 24 minutes | Open route |
| Boise Airport | 20.3 miles | 30 minutes | Open route |
Traffic and the exact driveway change the result. Test your regular trip from the home at the hour you expect to travel. That is more useful than treating one route check as a commute promise.
Builder and home patterns
Compare the contract as carefully as the floor plan
Price position
The recent closing range is wide enough that plan size, lot, options, credits, and timing can move the comparison. Do not use the midpoint as an appraisal of every home.
Warranty
CBH describes a one year warranty program, but says the warranty manual issued at closing contains the actual terms. Read that manual and note the deadlines, exclusions, and request process.
Inspection
New never occupied is not the same thing as independently inspected. Decide which inspections fit the stage, review findings, and settle repair responsibilities in writing.
Also confirm included appliances, landscaping, fencing, drainage, irrigation, utility connections, final permits, certificate status, incentives, lender requirements, closing date, possession, and any work that remains after closing. If a representation matters, put it in the contract or a written addendum.
Buyer due diligence
Use this order before your deadlines run
Recorded documents and plats
Two instruments establish the first phase
| Instrument | What it is | What it does not settle |
|---|---|---|
| 2024 057860 | Recorded plat for Beaconwood Subdivision No. 1 | Current ownership, liens, every obligation, or association account status for a home |
| 2025 013171 | Phase 1 declaration naming the Beaconwood association | The current bill, balance, assessments, insurance, or address specific disclosure result |
Search TitleOne recorded community documents and search Ada County recorded property records. The community document packet is a useful starting point, but it is not a title report. Ask title and escrow to assemble and interpret the documents that apply to the property you may buy.
My buyer analysis
Beaconwood gives you selection now, but very little old history
The best feature of the current market is choice. Ten Active homes inside a 38 home first phase is a meaningful share of the community. A buyer can compare plans, lots, price points, and deal terms without pretending that a nearby home with a similar name belongs in the same legal package.
The tradeoff is that every recent verified closing was builder era new construction. There is not a deep resale record here yet. That makes the exact home, contract, options, incentives, inspection result, warranty, and HOA package more important than a broad neighborhood average.
There is another practical advantage to keeping the scope narrow. Beaconwood has several easy lookalikes nearby. If the comparison includes Beacon Light Estates, Beacon Street Townhouses, Lanewood plats, common property, or a future phase, the numbers stop answering the buyer’s question. The clean answer today is one recorded phase, 38 home parcels, ten current choices, and a due diligence path tied to the address.
My recommendation is simple. Compare the ten homes on the features and written terms that matter to you. Then make the HOA, title, construction stage, inspection, warranty, permits, utilities, insurance, and school checks part of the decision before you run out of leverage.
Useful sources
Go back to the current authority for the exact home
Idaho Secretary of State business searchCurrent association entity route
Alliance Management Partners communitiesCurrent association management route
CBH Beaconwood community pageCurrent builder inventory and community statements
CBH warranty routePublic warranty overview and request path
West Ada attendance areasCurrent school boundary verification route
FEMA Map Service CenterAddress and panel flood screening route
City of Eagle building divisionPermit and inspection record route
Veolia IdahoOne utility verification route to test for the address
Eagle Sewer DistrictSewer service verification route
Idaho Department of InsuranceHome insurance consumer guidance
TitleOne community document searchRecorded plat and declaration starting point
Want help comparing the current Beaconwood homes?
I can help you sort the ten current choices and organize an address specific review of the HOA package, contract, construction status, inspection, warranty, and comparable sales. You get the useful answer without blending Beaconwood into a lookalike subdivision.
Beaconwood FAQ
Direct answers for buyers
Where is Beaconwood in Eagle?
The verified orientation point is North Lanewood Road and West Yarnell Street in Eagle. Use the exact home address for driving, school, utility, flood, tax, and insurance checks.
How many homes are in Beaconwood?
Recorded Beaconwood Subdivision No. 1 contains 38 residential parcels. Ada County shows 44 parcels in the plat, and six are common lots. This page does not include lookalike subdivisions or a future unrecorded phase.
How many Beaconwood homes are for sale?
The July 19, 2026 check found ten Active homes, no Pending homes, and no Coming Soon homes under Beaconwood plus Eagle. Inventory can change, so use the listing module for the current starting point.
What have homes sold for in Beaconwood?
Thirteen verified closings from July 19, 2025 through July 18, 2026 ranged from $599,990 to $824,990. The midpoint was $694,990. All thirteen were marked new construction.
Is every current Beaconwood home under construction?
No such claim is supported. All ten current listings were marked new construction, but only one builder page entry explicitly said Under Construction. Nine said New Never Occupied. Verify the physical stage, completion evidence, permits, inspection status, and possession terms for the exact home.
How much is the Beaconwood HOA?
This page does not publish a periodic amount because current billing frequency and application to every address were not proven. Request the current disclosure or resale package and account information through Alliance Management Partners, the seller or builder, title, and escrow.
What amenities does Beaconwood have?
No amenity is promised here. The builder page says proposed amenities are subject to change. Ask Alliance Management Partners for written confirmation of what exists, who may use it, what the association owns, and what the exact address pays for.
Which schools serve Beaconwood?
The West Ada map for 2026 to 2027 pointed the Beaconwood entry orientation point to Eagle Hills Elementary, Eagle Middle School, and Eagle High School. The district calls the map a general representation, so verify the exact home and move year directly with West Ada.
Research and local draft updated July 19, 2026. Market coverage runs through July 18, 2026. Current inventory, builder status, association routes, school mapping, and driving routes were checked again for this update.
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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