Solstice Caldwell Idaho: Homes, HOA, Maps and Market Data
Solstice in Caldwell
The home type and association layer matter as much as the price.
Solstice has new construction choices right now, but a detached home and a townhome may not carry the same association or maintenance package. This guide gives you the dated market picture, the legal scope, and the exact questions to settle before an offer.
The practical answer
As of August 2, 2026, the exact Solstice search showed nine Active homes, six Pending homes, and no Coming Soon homes. All 15 were marked new construction.
The recent one year window produced seven exact closes. That is enough to frame price questions, but not enough to establish a mature resale trend or the value of one home.
Before you compare two Solstice homes, confirm whether each one is detached or part of the recorded townhome group, then obtain the correct master association and townhome subassociation package when it applies.
Quick facts
What should a Solstice buyer know first?
The practical consequence is simple. Do not use a disclosure packet from one Solstice home as proof for another. A detached home and a townhome can differ in exterior responsibility, common driveway questions, insurance coordination, maintenance scope, account charges, and the documents a buyer must review.
Current first party builder routes exist for Tresidio Homes and Berkeley Building Co. The dated listing records used Tresidio Homes on ten records, Berkeley Building on three, Berkeley Building Co on one, and no builder label on one. A listing label is a starting clue. It does not by itself prove the legal builder entity, contract responsibility, warranty provider, or present availability for an exact home.
Current homes
What does the current Solstice inventory really show?
The August 2, 2026 market check found 15 Solstice homes in Caldwell. Nine were Active, six were Pending, and none were Coming Soon. Pending homes are not available inventory, so begin with the nine Active choices and confirm each home in writing.
Active means the record appeared as Active at the time of the check. It does not guarantee that the seller is still accepting offers. Pending means a contract status was reported. It is not available inventory, and it does not tell you the contract price, concessions, financing, physical construction stage, or whether the sale will close.
Six Pending contracts sit beside nine Active choices. The Pending group provides movement context, but those homes are not available choices. The status mix does not prove that demand is accelerating, that every Active home is comparable, or that any Pending contract will close.
The 15 records used four builder label buckets: Tresidio Homes on ten, Berkeley Building on three, Berkeley Building Co on one, and no builder disclosed on one. Keep those labels distinct until the exact contract, permit, warranty, and legal builder identity explain the relationship.
Request the current exact Solstice comparison
Get the current exact home report
The August 2, 2026 market snapshot showed nine Active homes, six Pending homes, and none Coming Soon. Pending homes are not available inventory. A status does not prove physical construction stage, completion, occupancy, condition, incentives, warranty, or present seller acceptance.
Before a trip, builder appointment, or offer, request the current exact report and written availability for the homes you want to compare.
Request the current exact report Open the Tresidio Homes route Open the Berkeley Building route
Recent sales
How much can seven Solstice closes tell you?
From August 2, 2025 through August 2, 2026, seven exact Solstice homes closed. The median sold price was $459,880. The range ran from $392,900 to $569,880. The median sold price per finished square foot was approximately $247.56.
The median reported market time was 35 days, and the median cumulative market time was also 35 days. Those figures describe seven records only. They do not establish the marketing time for a different plan, lot, product type, builder package, condition, financing offer, or future resale.
Six of the seven closes were marked new construction. Five records named Tresidio Homes, one named Berkeley Building, and one did not disclose a builder. The median year built was 2025. So the sample works better for early new home context than for a mature resale comparison.
Price is the opening question
The $459,880 median helps you locate the middle result. It does not explain plan size, lot, options, credit, rate support, closing cost, or association layer.
The range needs written reasons
The $176,980 spread between the lowest and highest close should send you to the contracts and property differences, not to a broad neighborhood conclusion.
Market time needs context
Thirty five days is the median inside this seven sale sample. It may reflect construction timing, sales strategy, incentives, financing, or home specific factors that the aggregate cannot show.
For one home, compare the closest current choices and the best recent property matches. Then adjust only for differences you can document. A neighborhood median should never replace exact plan, lot, condition, contract, financing, title, and association evidence.
Home type
Why does detached versus townhome change the review?
Solstice contains detached and townhome product. The current official scope retains 101 residential parcels, including 28 townhome lots. The master declaration says the listed townhome lots remain subject to the master association and also require a townhome subassociation layer.
Detached home review
Confirm the exact lot, master association obligations, exterior and yard responsibility, driveway rights, irrigation, insurance coordination, and every item the owner must maintain. Do not assume a home outside the listed townhome group has no shared obligation.
Townhome review
Confirm the master association plus the applicable townhome subassociation package. Identify exterior, roof, landscaping, driveway, utility, insurance, reserve, assessment, repair, and access responsibilities in the current documents for that exact lot.
The recorded category tells you which questions to ask. It does not tell you the present account balance, current services, actual maintenance performance, insurance coverage, or physical condition. Those are current property questions.
Three official parcel objects are labeled as private driveways. They are excluded from the residential parcel count. Their presence matters because a buyer may need to understand access, use, repair, snow, insurance, allocation, and association responsibility. This page does not assign those duties without the exact recorded lot, easements, title commitment, and both association disclosure layers when applicable.
Association layers
Which Solstice association documents should you request?
The recorded declaration uses the name Solstice Subdivision Homeowner’s Association, Inc. The current Idaho entity record is Solstice Subdivision HOA Inc, entity 6460209. The recorded documents expressly connect the association identity, and the state record showed the entity active and in good standing on August 2, 2026.
Jay Gustavsen appears as the registered agent. A registered agent receives legal notices. That entry does not prove who currently manages the association, performs accounting, handles maintenance, answers resale disclosure requests, or holds a management contract. No current manager is named here because that role was not independently proved.
Every Solstice buyer
Request the exact property master association disclosure, governing documents, current account statement, budget, reserve information, insurance, assessments, rules, violations, transfer requirements, and written maintenance responsibilities.
Townhome lot buyers
Request the same master association package plus the current Solstice Townhome Subassociation disclosure set. Reconcile both layers to the lot and title commitment before relying on any service or cost.
No master or subassociation dues, transfer charge, setup charge, reserve figure, assessment, balance, insurance amount, maintenance amount, or account figure is published here. A community number cannot prove the current obligation for a detached home or a townhome lot.
Start with the seller or current builder contact. Have title and escrow obtain the current exact property documents and account statements. If a responsibility appears in one association layer, check whether the other layer, the plat, an easement, or the title commitment changes how it applies.
Open the Idaho business search Open the current Solstice builder route
Construction
Does Active or new construction mean move in ready?
No. All 15 current exact records were marked new construction, but a market status and builder label do not prove physical stage, final approval, occupancy, condition, written inclusions, warranty, incentive, financing, or closing readiness.
| Buyer question | Exact action | Decision impact |
|---|---|---|
| What is built today? | Review the site, current permit file, inspection history, written builder update, and exact plan documents | Physical stage controls timing, access, financing, storage, housing overlap, and closing risk |
| Is final approval complete? | Confirm final inspections, required corrections, approval records, occupancy status, and contract conditions in writing | An Active or Pending status is not an occupancy approval |
| What is included in the price? | Reconcile the contract, specifications, option sheet, addenda, lot cost, credits, and written exclusions | Marketing copy may not match the exact home package |
| What warranty applies? | Obtain the exact written warranty, start date, exclusions, service history, open items, response process, and transfer terms | Coverage can differ by component, provider, date, and ownership history |
| How do incentives affect the loan? | Compare independent loan estimates using the same price, rate, term, credits, fees, cash need, and closing date | A larger credit does not automatically create the lowest total cost |
| What is the actual condition? | Use an independent inspection, specialist review when needed, correction record, final walk through, and written completion list | A new home can still contain incomplete, damaged, or defective work |
Municipal inspections and a buyer inspection serve different purposes. Verify both. Keep every correction, incomplete item, warranty item, approval, promise, and deadline in writing through closing.
Legal scope
Why do the Solstice lot and parcel counts look different?
The Canyon County subdivision service reports 125 lots on the recorded Solstice Subdivision plat. The current county parcel service returns 105 official records under SOLSTICE. Those two numbers describe different record structures.
| Recorded or official item | Count | Buyer meaning |
|---|---|---|
| Lots reported by the recorded plat service | 125 | Includes residential lots, common lots, and private driveway lots |
| Current official parcel records | 105 | Current county objects do not always equal one object for every recorded lot |
| Consolidated common area object | 1 | This one current object represents 22 recorded common lots and is excluded from the residential count |
| Private driveway objects | 3 | Excluded from the residential count and reviewed through exact property documents |
| Residential parcels | 101 | The current homesites a buyer can match to an address and recorded lot |
| Townhome lots inside the residential universe | 28 | Lots that require the additional townhome association review |
The arithmetic is 105 current official records, less one consolidated common area object, less three private driveway objects, which leaves 101 residential parcels. The 125 lot plat count remains correct because the consolidated common area object represents 22 recorded common lots.
For an exact home, match the address, recorded lot, legal description, plat, title commitment, and applicable association layers. That property level match is what turns the community count into a useful purchase decision.
This guide covers only the single recorded Solstice Subdivision plat. The 31 page recorded package contains the plat and master declaration, with no later amendment, supplement, annexation, or additional phase in that package. A marketing plan or future concept does not expand the legal boundary. For one home, a current title commitment and recorder search still control.
Recorded documents
Which recorded Solstice documents were found?
The available 31 page Solstice Subdivision package contains the recorded plat and master declaration.
- The plat is Canyon County instrument 2025 031113, Book 59, page 34.
- The master declaration is Canyon County instrument 2025 035044.
- The package identifies the master association and the required townhome subassociation layer for the listed townhome lots.
- For the recorded boundary used here, see the Legal scope section above.
Solstice recorded plat and declaration package
31 pages from the TitleOne Solstice Subdivision tract package. Source search.
Open the exact tract route
Use the TitleOne CC and R and Plat Search. Select Idaho, Canyon County, and search Solstice. Open the Solstice Subdivision result and confirm the current page count and instruments.
Check the exact property
Use the current title commitment and Canyon County Recorder search to find instruments tied to the recorded lot and legal description. Compare those results with both association disclosure layers when the townhome layer applies.
Common property boundaries
What is known about amenities, common areas, driveways, and irrigation?
The declaration discusses common areas, common driveways, irrigation, and association operation. Those recorded topics show what needs review. They do not prove present completion, ownership, operation, access, physical condition, maintenance performance, insurance, budget, reserves, or cost.
No named amenity promise is made here. A marketing image, plan, listing field, or recorded concept can be outdated or incomplete. Ask for current written confirmation and inspect the exact property and relevant common areas before relying on access or condition.
The three private driveway objects need special attention for any home that uses or borders them. Confirm the recorded access rights, users, repair allocation, snow responsibility, insurance, association role, utility rights, and any cost sharing. Do not infer those answers from the driveway label alone.
Irrigation also belongs in the exact home review. Confirm the water source, delivery arrangement, start and stop process, schedule, connection, lot equipment, maintenance, winter care, interruptions, fees, association role, and owner responsibility in current written documents.
For a townhome, compare the master association statement with the townhome subassociation statement. If either package is silent or inconsistent, resolve the issue through title, escrow, the seller or builder, the association contacts, insurance, and the recorded documents before contingencies expire.
Map and schools
Where should you begin the location check?
The current Tresidio Homes page publishes 4408 Cleomedes Ave., Caldwell, ID 83607 as a Solstice home address. The map below uses that exact public builder address for orientation. It is not a surveyed subdivision boundary and it does not prove the legal description, school assignment, availability, or construction stage of another home.
Do not assign a school from a community name or listing field. Enter the exact home address in the school authority route, then confirm the result directly for the enrollment year, grade, transportation, programs, capacity, and any boundary change.
Open the Caldwell school district route Open the official boundary information
One complete home review
What should you verify before making an offer?
Use this complete review once for the exact home. Compare the plan, finished area, lot, product type, orientation, physical stage, written inclusions, full price, deposit, incentive, financing, rate assumptions, closing terms, completion language, occupancy history, condition, warranty, inspection rights, utilities, irrigation, insurance, title, private driveway rights, and every applicable association obligation.
Resolve conflicts in writing. If a listing, builder statement, association document, title item, permit record, insurance quote, or inspection finding disagrees with another source, do not average the answers. Identify which current document controls the exact property and obtain written confirmation.
Exact property routes
Where can you check each Solstice property question?
| Topic | Exact action | Current route |
|---|---|---|
| Schools | Enter the exact address, then confirm the current assignment and enrollment details directly | Caldwell school district |
| Parcel and legal description | Search the exact property and reconcile the county record with the plat and title commitment | Canyon County Assessor access |
| Parcel map | Locate the exact property, then match the map result to the recorded legal description | Canyon County GIS map |
| Utilities | Confirm exact address water service, connection, balance, transfer, sewer, power, gas, trash, and communications | City of Caldwell water |
| Taxes | Review current assessment and tax information, including new construction timing and any later change | Canyon County property access |
| Flood | Run the exact address or coordinates and reconcile the result with lender, insurer, survey, and title information | FEMA Map Service Center |
| Geologic hazards | Review exact site mapping and obtain professional guidance when a material condition appears | Idaho Geological Survey |
| Permits and completion | Verify permits, inspections, corrections, final approval, and occupancy status for the exact address | Caldwell Building Safety |
| Insurance | Obtain an exact property quote and review coverage, exclusions, deductibles, association policies, and replacement cost | Idaho Department of Insurance |
| Irrigation | Confirm source, service, schedule, equipment, cost, maintenance, and lot responsibility in writing | Current builder and disclosure route |
| Warranty | Obtain the exact written warranty, dates, exclusions, service history, transfer terms, and open items | Current builder route |
| Inspection and licensing | Use an independent inspector and verify specialist licensing when applicable | Idaho professional licensing |
| Title and later instruments | Order a current title commitment and exact property recorded document search | Canyon County Recorder |
| Master association | Request the current exact property master disclosure, account statement, rules, insurance, reserves, assessments, violations, and transfer terms | Seller or current builder starting route |
| Townhome subassociation | For a listed townhome lot, request the current subassociation disclosure and reconcile it with the master package and title commitment | Seller or current builder starting route |
These links are starting routes. None answers the question for one home without its exact address, current date, contract, title file, association disclosures, permit history, insurance, warranty, and inspection evidence.
Buyer analysis
What is the real Solstice buying decision?
Solstice is not one simple price comparison. The current market has nine Active homes and six Pending contracts. Pending homes add movement context, but only the Active group belongs in the available starting set. Written availability still needs confirmation for each exact home.
The builder labels add another layer. Ten current records name Tresidio Homes. Four use Berkeley labels across two separate entries. One does not disclose a builder. Instead of assuming those labels are interchangeable, compare the legal builder, permit applicant, warranty, specifications, lender terms, incentive, and contract responsibility for each candidate.
The seven closes help set a rough frame. The $459,880 median, $392,900 to $569,880 range, and $247.56 median sold price per finished square foot show where this small set landed. They cannot settle value when the Active choices may differ by product type, lot, finished area, stage, included work, credit, financing, condition, or association package.
The association structure is the final filter. A lower price can be less attractive if the exact home carries different services, insurance coordination, driveway obligations, maintenance responsibility, or account charges than the buyer expected. A higher price can also be misleading if an incentive or written inclusion changes the complete cost.
For broader context about the area, visit the Treasure Valley neighborhood library, the moving to Idaho resources, and the Brian Hymas real estate blog. Keep the Solstice decision tied to the exact home even when a broader Caldwell comparison helps with location and lifestyle.
Sources
Which current sources support this guide?
Berkeley Building SolsticeCurrent first party builder and community route
TitleOne tract document searchCurrent 31 page Solstice Subdivision tract package route
Canyon County Assessor accessExact parcel, legal description, assessment, and tax starting route
Canyon County GIS mapExact property map starting route
Canyon County RecorderRecorded instruments and exact property search route
Idaho business searchCurrent association entity, standing, and registered agent route
Sales cover August 2, 2025 through August 2, 2026. Current status was checked on August 2, 2026. Ask for a refreshed home report before relying on these dated numbers for a visit or offer.
Evidence, source routes, entity standing, canonical inventory, and market data checked August 2, 2026. Market status, builder information, records, association information, and property conditions can change.
Want the exact Solstice home comparison?
I will start with the nine homes that were Active on the check date, keep the six Pending contracts out of the available count, identify the detached or townhome association path, and help you verify the exact property.
Email Brian@BrianHymas.com or call 208 891 4200.
Frequently asked questions
Direct answers for Solstice buyers
Where is Solstice in Caldwell?
Solstice is a current new home community in Caldwell, Idaho. For orientation, the Tresidio Homes page identifies 4408 Cleomedes Ave., Caldwell, ID 83607 inside Solstice. Verify the exact parcel, legal description, schools, services, and title for the home you are considering.
What is the legal name of Solstice?
The legal identity is Solstice Subdivision. Canyon County uses SOLSTICE SUBDIVISION for the plat and SOLSTICE for current parcel records. This guide includes only the single recorded Solstice Subdivision plat proved by the current tract package.
How many residential parcels are in Solstice?
The plat service reports 125 lots, while the current parcel service returns 105 official records. One current common area object represents 22 recorded common lots, and three objects are private driveways. Excluding those four objects leaves 101 residential parcels, including 28 townhome lots.
How many Solstice homes were Active or Pending?
On August 2, 2026, the market check showed nine Active homes, six under contract as Pending, and no Coming Soon homes. Only the Active homes counted as choices available to buyers. A status label still does not establish completion, occupancy, condition, or closing readiness.
What did recent Solstice homes sell for?
From August 2, 2025 through August 2, 2026, seven exact closes had a median sold price of $459,880 and a range from $392,900 to $569,880. The median sold price per finished square foot was approximately $247.56. Seven closes are early context, not a mature trend or an exact home value.
Does every Solstice home have the same association obligations?
No. The master declaration creates a townhome subassociation layer for the listed townhome lots while those lots remain subject to the master association. Confirm the recorded lot and obtain the current master disclosure plus the townhome subassociation disclosure when it applies.
What are the Solstice HOA dues?
No dues figure is published because a general amount would not prove the exact detached or townhome obligation. Obtain the current property account statements and disclosures. Confirm dues, charges, reserves, assessments, balances, insurance, maintenance, violations, and transfer requirements before relying on any amount.
Who manages the Solstice association?
No current manager is named here without independent proof. The Idaho entity record identifies Jay Gustavsen as registered agent, the role designated to receive legal notices. That filing does not establish current association management or a management contract. Request the current management and disclosure contacts for the exact property through the seller or builder, title, escrow, and both association layers when applicable.
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.
Thinking about a move?
Thinking about moving
to the Treasure Valley?
Schedule a 75-minute Blueprint call. No pressure, just answers.
Keep reading
More from the blog.
Caldwell
Delaware Park Caldwell Idaho: Homes, HOA, Maps and Market Data
Skip to the guide Caldwell neighborhood resource Delaware Park Caldwell Idaho: Homes, HOA, Maps and Market Data Delaware Park is one market…
Read →
Caldwell
Greenmont Caldwell Idaho: Homes, HOA, Maps and Market Data
Explore Greenmont in Caldwell with current new homes, verified sales, HOA guidance, maps, recorded documents, and practical buyer checks.
Read →
Caldwell
Pros and Cons of Living in Caldwell, Idaho: Honest Local Take
Nobody’s making videos about Caldwell, and honestly, that’s part of the opportunity. I live at a Caldwell address myself (my kids go…
Read →