Friendship Square Meridian Idaho: Homes, HOA, Maps and Market Data
Friendship Square in Meridian
A final opportunity deserves a complete comparison.
Friendship Square is a small new home community with ten exact homes still on the market or under contract right now, a wide recent price range, and one legal name buyers should recognize before they review title and HOA documents.
The practical read
This community fits a buyer who wants a newer Richmond American home in north Meridian and is willing to compare the whole written package, not only the model and advertised payment.
Final opportunity can reduce future choice. It can also make the remaining homes easier to compare. The better decision comes from price, lot, contract, incentive, HOA package, permits, warranty, insurance, and inspection together.
Quick facts
Start with the current buyer picture
Ada County shows 44 parcel records under the recorded legal label. Six are recorded common lots. The buyer market scope is the remaining 38 residential parcels. Commercial property, future tracts, nearby plats, similar names, and anything without a proved legal connection are not included here.
For city level context, open Brian’s Meridian guide. When a specific home becomes the decision, use its exact address, legal description, contract, title commitment, and current disclosure package.
Current homes
Six homes were Active and four were Pending
The exact Friendship Subdivision search in Meridian found ten current homes on July 21, 2026. Six were Active. Four were Pending. None were Coming Soon. Every current home was marked new construction and Richmond American Homes was the reported builder.
Use Active for the first shortlist
An Active status means the home is currently being marketed as available. It does not lock the price, incentive, completion, showing access, or offer position. Confirm the exact home and written terms before planning a trip or writing an offer.
Keep Pending in the right box
Pending is contract status. It does not prove that a home is complete, that final approvals exist, that a buyer will close, or that a backup offer is available. Ask the builder or listing agent for the physical stage, then check permits and condition separately.
Active Friendship Square homes
The live cards show only Active homes in Friendship Subdivision, Meridian. The six home count is a complete dated snapshot. The module may show a smaller card selection, and status may change after the check date. Open the full result and confirm the exact property before relying on it.
Verified market context
Recent buyers closed across a wide price spread
From July 19, 2025 through July 18, 2026, 24 exact Friendship Subdivision homes closed. The median sold price was $664,990. The low was $506,500 and the high was $930,795. Median sold price per finished square foot was $249.18.
| Measure | Verified result | What it tells a buyer |
|---|---|---|
| Exact closings | 24 | A substantial recent sample within a 38 parcel residential scope |
| Marked new construction | 24 | The recent record is builder led rather than a typical resale mix |
| Reported builder | Richmond American Homes on all 24 | Useful builder context, not proof of one home’s terms or condition |
| Median sold price | $664,990 | The middle recent result, not an appraisal for a current home |
| Sold price range | $506,500 to $930,795 | Plan, lot, options, timing, and terms can move the total a lot |
| Median sold price per finished square foot | $249.18 | A comparison aid only after the included work and lot are understood |
| Median reported market time | 30.5 days | Listing exposure, not physical construction time |
| Median cumulative market time | 84 days | Broader listing history, still not a completion timeline |
What final opportunity means
Treat the phrase as a signal to verify choices, not as a deadline
Richmond American currently calls Friendship Square a final opportunity. In plain English, buyers should expect the community to be in a later sales phase with fewer remaining choices than at the beginning. The phrase does not guarantee a closing date, the release of another home, a future price, an incentive, or the availability of any exact lot.
List the homes that actually fit
Compare plan, finished space, bedroom placement, garage use, lot position, sun, yard, nearby activity, completion state, and possession. Remove a home that fails daily life before spending energy on its promotion.
Build a true cost sheet
Put price, deposit, lender requirement, rate term, closing credit, lot premium, included options, appliances, landscape, fence, prepaid items, HOA costs, insurance, and cash at closing on one page.
Make timing written
Ask what is complete today, what remains, who owns each correction, which approvals are outstanding, when possession occurs, and what happens if the schedule moves. The contract and signed addenda should carry the answer.
Read the incentive conditions
An advertised rate or credit can depend on a selected lender, loan type, closing date, qualification, and available funds. Compare the complete loan estimate and purchase package with alternatives before treating the headline as savings.
Protect the independent review
New construction still needs careful inspection. Match the inspection scope to the actual stage, document incomplete work, request written corrections, and understand whether a reinspection or later warranty request is available.
If you are comparing other current Meridian choices, Brian’s resources for Dakota Creek and Lavender Heights give separate market and HOA context. Do not transfer builder terms, association duties, amenities, or prices from one community to another.
HOA reality
Use the active entity and request the address specific package
Friendship Subdivision Homeowners Association, Inc., entity 5950035, is active and in good standing with the Idaho Secretary of State. The current state record lists Alliance Management Partners, LLC as the registered agent. Alliance also has a current community management and contact route.
The public Alliance communities index did not show a clear Friendship entry during this review. That means the state record and declaration support the current route, but the public website alone does not prove the exact management contract. Coordinate the current address specific package with the seller or builder, Alliance, title, and escrow.
| Question | Why it matters | Best current proof |
|---|---|---|
| What is currently due? | Dues, balance, assessments, and collection status affect cost and closing | Current address specific disclosure or resale package and account statement |
| Which closing charges apply? | Transfer, setup, resale, and disclosure charges can shift cash needs | Written association response plus title and final escrow figures |
| What is included? | Services, irrigation, common property, and owner duties change the real budget | Current budget, governing documents, manager response, and seller or builder disclosure |
| Which rules affect the home? | Parking, leasing, design, maintenance, pets, and enforcement can affect fit | Current declaration, rules, architectural standards, and violation information |
| What insurance is carried? | Association coverage and deductibles influence the owner’s policy | Current association insurance evidence and an exact address quote |
| Are reserves or disputes material? | Reserves, litigation, pending assessments, and major work can change risk | Current financial package, meeting information, written response, title, and escrow |
The declaration provides an owner route to request assessment account and financial statements. It does not make a general fee figure safe to publish as the exact current obligation for a home. This page therefore does not state dues, transfer costs, balances, or inclusions.
Amenities and common property
The names are current. Condition and access still need a check.
Richmond American currently names bocce ball, a walking path, a pocket park, and a playground. The recorded declaration identifies six common lots, gives owners rights to use common area under the governing documents, and assigns common area maintenance, repair, and replacement duties to the association.
What the current sources support
The builder is currently marketing those four amenities. The declaration establishes recorded common property and an association framework for common area rights and duties. That is enough to discuss the amenity plan without pretending every detail is settled.
What a buyer should still verify
Walk the areas. Ask which features are complete and operating, who may use them, whether rules or hours apply, what maintenance is funded, and whether any planned work remains. Get the current answer in the exact HOA package.
The declaration also describes an association pressurized irrigation system and says the association will provide pressurized irrigation water to each lot. For one purchase, verify source, season, schedule, equipment, assessments, maintenance split, shutoff, and owner duties through the current HOA package, seller or builder disclosure, title, and inspection.
Schools
The current map points to Prospect, Heritage, and Rocky Mountain
The West Ada School Zones 2026 and 2027 map returned Prospect Elementary, Heritage Middle School, and Rocky Mountain High School at the verified Friendship Square orientation point on July 21, 2026.
Prospect Elementary
Current elementary orientation result at the checked point.
Heritage Middle School
Current middle school orientation result at the checked point.
Rocky Mountain High School
Current high school orientation result at the checked point.
Map and distance orientation
Use the official builder destination inside the recorded scope
The map point is the current Richmond American Friendship Square destination. The exact point falls inside a retained Friendship Subdivision residential parcel. It is not a generic Meridian pin or a nearby community result.
Open the verified map on your phone
Use the button for the current Friendship Square destination inside the recorded neighborhood.
| Destination | Distance | Drive at the check time | Open route |
|---|---|---|---|
| Settlers Park | 2.9 miles | About 6 minutes | Directions |
| Meridian City Hall | 4.1 miles | About 10 minutes | Directions |
| The Village at Meridian | 5.2 miles | About 11 minutes | Directions |
| Boise Airport | 14.7 miles | About 18 minutes | Directions |
Drive results change with traffic, weather, road work, route choice, and the exact driveway. Open the route when you expect to travel.
Builder and home patterns
The recent midpoint is larger than a starter home profile
The 24 recent exact closings had a median of about 2,684 finished square feet, four bedrooms, two and one half bathrooms, and a garage mix centered between two and three spaces. The median year built was 2025. Richmond American Homes was the reported builder for all 24 recent closes and all ten current homes.
Those figures describe the recent group. They do not promise the layout, finish, option package, garage depth, yard, condition, warranty, or included work for any home now available.
Walk function before finishes
Test bedroom separation, pantry, storage, work space, stairs, laundry, garage depth, outdoor access, and the path through the main living area. A larger number can still produce the wrong daily routine.
Read the lot as part of the home
Check sun, grading, drainage, fence, landscape, easements, nearby traffic, remaining construction, common areas, and views from the rooms you use most. Put unfinished responsibilities in writing.
Match every option to a document
A model, rendering, photo, prior standard, or nearby completed home is not the purchase specification. Use the signed contract, plan, selection record, addenda, and correction agreement for the exact home.
Buyer due diligence
Run the decision in this order
Recorded documents and plat
The current recorded chain has two core instruments
The current Friendship Subdivision tract package contains the recorded plat and master declaration. The declaration expressly covers the initial recorded plat. The same current search returned no later separate amendment, supplement, annexation, or additional plat.
| Instrument | Role | Buyer use |
|---|---|---|
| 2024 055886 | Friendship Subdivision plat | Match the exact parcel, lots, blocks, common property, easements, and recorded layout |
| 2024 056239 | Master declaration | Review association structure, owner duties, common area, irrigation, assessments, rules, and amendment framework |
Brian’s buyer analysis
The small scope makes each remaining difference more important
Friendship Square is not a giant master planned community. The current legal scope has 38 residential parcels. Within that small group, 24 homes closed during the recent year and ten more were Active or Pending at the July check. That is a concentrated builder market, and it gives buyers useful evidence without pretending every home is interchangeable.
The price range tells the same story. A midpoint near $665,000 sits inside a spread of more than $424,000. Finished size matters, but it cannot explain the entire gap. Lot position, plan, garage, design choices, included work, incentive structure, financing, timing, and contract terms can all move the real result.
Final opportunity changes the sequence. I would not begin with fear that every home will disappear. I would begin by removing the homes that do not fit the way you live. Then I would compare the remaining written packages line by line. Fewer choices are helpful when they lead to a cleaner decision.
The name bridge is simple once you know it. Friendship Square is what you will see in buyer marketing. Friendship Subdivision is what you should expect in legal and association records. Keep both names on the first page of your review so the listing, builder, title, HOA, permits, and inspection all stay tied to the same exact property.
My bottom line is this. Use the final phase to compare, not rush. Choose the plan and lot first. Price the entire offer second. Let the current HOA package, permits, warranty, insurance, title commitment, and independent inspection decide whether the exact home is ready for your signature.
Useful verification routes
Take the question to the source that can answer it
Want the complete offer compared before you commit?
Send Brian the exact Friendship Square home, builder terms, incentive, loan option, specifications, HOA package, permit status, warranty, and timing. He can help you line up the complete buyer decision.
Frequently asked questions
Friendship Square buyer questions
Where is Friendship Square in Meridian?
Friendship Square is in north Meridian. The verified builder destination is about 2.9 miles by road from Settlers Park, 4.1 miles from Meridian City Hall, 5.2 miles from The Village at Meridian, and 14.7 miles from Boise Airport at the July 21, 2026 check.
Why do property records say Friendship Subdivision?
Friendship Square is the current buyer name used by Richmond American. Friendship Subdivision is the recorded legal identity, with the official plat label FRIENDSHIP SUB. Use both names so the exact listing, title commitment, HOA package, permits, and inspection stay tied to the same property.
How many residential parcels are in Friendship Square?
Ada County shows 44 parcel records under FRIENDSHIP SUB. Six are recorded common lots, leaving 38 residential parcels in this guide. Commercial property, future tracts, adjacent plats, lookalikes, and unproved property are excluded.
Are homes still available in Friendship Square?
Yes. The exact July 21, 2026 search found six Active homes, four Pending homes, and no Coming Soon homes. All ten were marked new construction. Confirm current status, price, terms, and physical stage for the exact home before acting.
What have Friendship Square homes sold for?
Across 24 exact closings from July 19, 2025 through July 18, 2026, sold prices ranged from $506,500 to $930,795. The median was $664,990 and the median sold price per finished square foot was $249.18. These figures provide context and are not a value conclusion for one home.
Who is the current Friendship Square HOA contact route?
Friendship Subdivision Homeowners Association, Inc., entity 5950035, is active and in good standing. Alliance Management Partners, LLC is the current registered agent and contact starting point. The exact management contract and property obligations still require the current address specific package coordinated with the seller or builder, title, and escrow.
How much are Friendship Square HOA dues?
This page does not publish a general fee as the exact current obligation for one home. Request current dues, balances, closing charges, inclusions, assessments, rules, insurance, reserves, litigation, violations, common property rights, irrigation duties, and account standing in the address specific HOA package.
Which schools currently serve Friendship Square?
The West Ada 2026 and 2027 map returned Prospect Elementary, Heritage Middle School, and Rocky Mountain High School at the verified community point. Run the exact home address and move year, then confirm the result directly with the district.
Recorded scope, market data, current inventory, official routes, schools, and drive orientation checked July 21, 2026.
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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