Riverstone Eagle Idaho: HOA, Amenities, Homes, Maps and Market Data

34 min read Eagle
Brian Hymas standing at Riverstone during his January 2024 Eagle neighborhood tour
Riverstone · Eagle / Star area · Buyer resource

Riverstone Eagle Idaho: HOA, Amenities, Homes, Maps and Market Data

I lived in Eagle for eight years and filmed Riverstone on site. This resource separates the public Riverstone name from Moon Valley legal documents, conflicting public HOA figures, separate townhome evidence, dated amenities, current market aggregates and the exact property checks that matter before an offer.

Evidence last fully verified July 12, 2026
See current Riverstone homesStart with quick facts

Riverstone Quick Facts

Every changing fact on this page carries a date. Everything in this table was verified as of July 12, 2026 unless noted, and the right column tells you what you still have to confirm for your exact property.

Fact What’s verified What you must confirm
Public name Riverstone is the consumer-facing name used by the developer, builders, and the HOA manager (as of 2026-07-12) Your recorded documents may say Moon Valley; match them to your title report
Mailing identity Public sales address is 8099 W Moon Valley Rd, Eagle, ID 83616 (as of 2026-07-12) Your property’s exact mailing address and postal city
Recorded plats The reviewed plat copies say City of Star, Ada County, Idaho Your parcel’s plat, city limits, and taxing districts via title report and county GIS
Location West Eagle/Star area near Moon Valley Road and the SH-16 corridor, south of SH-44, near the Boise River corridor Exact routes and drive times from your specific lot at the time you buy
Amenities marketed Clubhouse, pool, fitness space, beach area, ponds, open space, and paths appear in current marketing and in my 2024 footage Current access rules, membership eligibility, and which amenities your lot’s association layer includes
HOA manager Alliance Management Partners (AMP) manages the master association (as of 2026-07-12) Your complete association stack via a certified resale package
Master HOA dues The public portal shows conflicting figures; see the HOA section The controlling amount and schedule from a certified current resale package
Townhomes A separate Riverstone Townhome Homeowner’s Association exists (as of 2026-07-12); its dues and documents are not public Everything, through that association directly
Schools Representative sales address maps to Eagle Elementary, Eagle Middle, and Eagle High for 2026-27 Your exact address in West Ada’s official lookup, then with the district
Closed sales 24 single-family closings from 2025-07-12 through 2026-07-12, median sold price $929,450 Current comps at the time you write an offer
Active listings 14 single-family actives in the snapshot assessed 2026-07-12, median asking price $1,898,000 Live inventory the day you search; asking is not sold
Build years 2022 to 2025 in the closed sample; 2021 to 2026 in the active sample Your home’s actual year built and warranty status
Flood (representative point) FEMA Zone X, minimal hazard, at the public sales map point (checked 2026-07-12) Your parcel’s zone, your lender’s determination, and your insurance quote

What Riverstone Is: One Community, Two Names, and a City Question

Riverstone is a newer master-planned community in the west Eagle/Star area, built around ponds, a beach-style amenity core, and a mix of production and higher-end homes. It’s one of the communities I featured when I toured Eagle’s top neighborhoods in January 2024.

Here’s the part most pages skip. The name on the sign and the name on the recorded documents are not the same, and the city question is genuinely more complicated than the mailing address suggests.

  • The public name is Riverstone. The developer site, the builder pages, the HOA manager’s portal, and my own video all use it, and the sales address is 8099 W Moon Valley Rd, Eagle, ID 83616 (as of 2026-07-12).
  • The recorded documents use Moon Valley names. The plat copies I reviewed are titled Moon Valley Subdivision No. 1, Moon Valley Subdivision No. 2, and Moon Valley Estates Subdivision, and each first sheet states City of Star, Ada County, Idaho.
  • The 2020 master declaration connects the two. It’s titled the Master Declaration of Covenants, Conditions, and Restrictions for Riverstone Subdivision, and it expressly says City of Star application files refer to the community as Moon Valley Subdivision.
  • Even the developer’s own site is inconsistent. Page titles say Eagle while some body copy says Star (as of 2026-07-12).

So is Riverstone in Eagle or in Star? I won’t give you a universal answer, because there isn’t one I can verify for every parcel. The marketing identity is Eagle. The reviewed plats say City of Star. What controls for your property is your recorded plat, your title report, and the county’s actual city-limit and taxing-district layers. Get all three before you rely on anything, including which city’s services, permits, and planning rules apply to you.

Name and document crosswalk

Where you’ll see it Name used What it means for you
Signs, developer site, builder pages, my videos Riverstone The everyday name; use it when searching and talking to agents
HOA manager portal (as of 2026-07-12) Riverstone Homeowners Association, listed as “Riverstone (Moon Valley)” The master association layer
Separate HOA portal (as of 2026-07-12) Riverstone Townhome Homeowner’s Association A distinct association for the townhome product
Recorded plat copies Moon Valley Subdivision No. 1, Moon Valley Subdivision No. 2, Moon Valley Estates Subdivision The legal names; each reviewed first sheet says City of Star, Ada County
2020 master declaration Riverstone Subdivision, cross-referenced to Moon Valley in City of Star files The governing CC&R framework recorded in 2020
City of Star application files (per the declaration) CPA-19-01, RZ-18-07, DA-19-02, PP-18-11, CU-19-04 The entitlement paper trail if you want to research the approvals

If you’re comparing this community against the broader area, my Eagle guide and Star guide cover both cities, and my best neighborhoods in Eagle comparison puts Riverstone next to its competition.

Amenities and What Access Actually Depends On

When I walked Riverstone in January 2024, I filmed the clubhouse, pool, fitness room, fire-pit seating, bocce area, open lawn space, ponds, and the beach-oriented lots. Current developer and builder marketing (as of 2026-07-12) describes the same categories: clubhouse, fitness space, pool, event and gathering areas, a beachfront park, community ponds, open space, and paths.

That’s real, built amenity infrastructure, and it’s the reason a lot of buyers fall for this community. But here’s what my footage and the marketing cannot tell you, and what the documents warn about directly:

  • The 2020 declaration lets the association make rules, suspend privileges, limit access, and delegate management of common areas. Amenity access can carry phase, membership, reservation, guest, season, and good-standing conditions.
  • A legacy pond-rule packet, which is undated and names a former manager, said only the western and largest “Beach Pond” allowed swimming and non-motorized watercraft, while other ponds were shoreline-use only, with member, guest, hours, catch-and-release, and conduct rules. Treat that as historical evidence that the ponds are not all equal, not as the current rulebook.
  • The declaration distinguishes some owner-only pathways from pathways open to the public. Not every path is yours, and not every path is private.
  • The declaration expressly says gates are not a safety or security warranty and may be open or non-operational during development. I won’t call this community “secure,” and you shouldn’t let anyone else sell it to you that way.
  • I found no authoritative current evidence for tennis or pickleball courts, public parks inside the association, or universal Boise River access. If someone claims those, ask for the document.

Amenity status table

Amenity Evidence status Current-access caveat (as of 2026-07-12)
Clubhouse In current marketing and my January 2024 footage; named in the 2020 declaration Reservation and liability forms exist on the portal; current rules are login-gated
Pool In current marketing and my January 2024 footage; named in the 2020 declaration Confirm current rules, season, and eligibility with AMP
Fitness space In current marketing and my January 2024 footage Confirm current access rules with AMP
Beach area / Beach Club In current marketing; beach-oriented lots visible in my 2024 footage Historical rules limited swimming to one pond; get the current pond rules
Community ponds In current marketing, my footage, and the declaration Rules differ by pond; no universal swim, boat, or fishing right
Open space and paths In current marketing, my footage, and the declaration Some paths owner-only, some public; confirm the current access map
Fire pits, bocce, gathering areas In my January 2024 footage and marketing Marketing amenities can change; verify on site
Gates Referenced in the declaration Expressly not a security warranty; may be open or non-operational
Tennis/pickleball, interior public parks, universal river access Not verified Do not assume these exist

Bottom line: the amenity core is one of the best I’ve filmed in Eagle-area communities, and I said so on camera in 2024. What your specific lot gets, and under what rules, comes from the current association documents, not from anyone’s marketing, including mine.

Schools for the Representative Sales Address

I ran the public sales address, 8099 W Moon Valley Rd, Eagle, ID 83616, through West Ada School District’s official 2026-27 attendance layers. Here’s the result for that one representative point:

School Level 2026-27 result for the representative address
Eagle Elementary School Elementary Assigned bus zone
Eagle Middle School Middle Assigned bus zone
Eagle High School High Assigned bus zone
Galileo STEM Academy K-8 School of Choice In the school-of-choice bus zone; capacity and application rules apply

The representative point also sits in West Ada Trustee Zone 4 for 2026-27.

Read this warning before you repeat any of that. This is a point-in-polygon result for one sales address, not a promise for every Riverstone lot. Attendance boundaries, transportation, capacity, and school-of-choice rules change, and a community this size can be split by a boundary line. Before you buy, run your exact street address through West Ada’s official Attendance Areas page and the district’s address lookup app, then confirm directly with the district for the year your kids would enroll. I don’t publish school rankings or third-party ratings as assignment evidence, and you shouldn’t buy off them either.

Homes, Products, Build Years, and Lots

Riverstone is not one housing product. The verified picture as of July 12, 2026 looks like this:

  • Single-family homes are the core market. In the last year of closed sales, reported build years ran 2022 to 2025. In the current active snapshot, they ran 2021 to 2026. This is a young community that is still building.
  • Townhomes exist as a separate product with their own association and their own MLS subdivision value. I keep their data separate on this page, and you should keep their documents separate in your due diligence.
  • Lot sizes vary a lot. Closed single-family sales in the last year ranged from 0.093 to 0.604 acres with a median of 0.177 acres (n=24). Active listings in the snapshot ranged from 0.106 to 0.589 acres with a median of 0.300 acres (n=14). Those numbers describe the exact samples, not every lot in the community.
  • Design control is real here. The 2020 declaration requires architectural committee approval, and the older design guide (effective 2020, amended 2021) distinguishes small, large, estate, cluster, and lakefront lot concepts with phase-specific fence and pond exhibits. The portal labels a newer 2024 design guide that is not publicly readable, so don’t build plans off the old one.
  • “Lakefront” is a defined condition, not a lifestyle guarantee. The older design guide says direct water entry is not allowed from every lakefront lot and access can vary by lake. If waterfront living is the reason you’re buying here, verify your specific lot’s rights in the current documents before you fall in love.

Homes and products table

Product / attribute Verified evidence Limit
Single-family homes 24 closed sales in the year through 2026-07-12; 14 actives in the snapshot Sample data, not a complete community census
Townhomes Separate association and separate MLS grouping exist (as of 2026-07-12) Current dues, documents, and market data not publishable; see HOA section
Build years 2022-2025 in the closed sample; 2021-2026 in the active sample Sample attribute only
Lot sizes Closed: 0.093-0.604 acres, median 0.177 (n=24). Active: 0.106-0.589 acres, median 0.300 (n=14) Describes the exact samples only
Lot categories Older design guide describes small, large, estate, cluster, and lakefront concepts 2021-era document; the labeled 2024 guide is login-gated
Waterfront rights Lakefront is a defined condition; direct water entry not universal Lot-specific; verify in current documents
New construction vs resale Both present in the samples The MLS new-construction flag is inconsistent; don’t classify from it alone

Riverstone Market Data: What Actually Sold and What’s Asking

These numbers come from a privacy-safe aggregate of exact-match IMLS records for the single-family Riverstone grouping in Eagle. I publish medians, ranges, and denominators only, never individual listings, addresses, or IDs. Sold prices and asking prices are different animals, so I show them separately and you should never blend them.

Closed single-family sales, 2025-07-12 through 2026-07-12

Metric Result Denominator
Closed sales 24 n=24
Median sold price $929,450 n=24
Sold price range $535,000 to $2,999,000 n=24
Median sold price per sq ft $355.83 n=24
Sold PPSF range $279.72 to $629.33 n=24
Median days on market 37 (range 0 to 161) n=21
Median cumulative days on market 42 (range 0 to 225) n=21
Median lot size 0.177 acres (range 0.093 to 0.604) n=24
Year built Median 2023.5 (range 2022 to 2025) n=24

The actual sold dates in this group ran from 2025-07-21 through 2026-07-10.

Active single-family snapshot, assessed 2026-07-12

Metric Result Denominator
Active listings 14 n=14
Median asking price $1,898,000 n=14
Asking price range $585,000 to $3,200,000 n=14
Median asking price per sq ft $483.44 n=14
Asking PPSF range $297.71 to $612.98 n=14
Median days on market 26 (range 13 to 181) n=11
Median cumulative days on market 30 (range 13 to 279) n=11
Median lot size 0.300 acres (range 0.106 to 0.589) n=14
Year built Median 2022.5 (range 2021 to 2026) n=14

These are asking prices, not sold prices and not valuations. This active-record snapshot was evaluated July 12, 2026 from data imported through July 11, 2026, and inventory changes daily.

Notice the gap: the median asking price in the active-record snapshot ($1,898,000, n=14) is roughly double the median sold price over the prior year ($929,450, n=24). That does not mean values doubled. The supplied aggregates establish only that the active sample has a higher asking-price median and a larger median lot size, 0.300 acres versus 0.177 acres in the closed sample. They do not establish why the samples differ. Read them as two different sets, not as a measure of appreciation.

Riverstone single-family price comparison: closed sold prices versus current asking prices on one shared dollar axis Horizontal range bars on a shared axis from zero to 3.4 million dollars. Closed sales over the year through July 12, 2026: 24 sales ranging from 535,000 to 2,999,000 dollars with a median of 929,450 dollars. Active listings in the July 12, 2026 snapshot: 14 listings asking 585,000 to 3,200,000 dollars with a median asking price of 1,898,000 dollars. Asking prices are not sold prices. Riverstone single-family: sold vs asking (shared axis) $0 $1M $2M $3M Closed sold, year through 2026-07-12 (n=24): $535K to $2.999M, median $929,450 Active asking, snapshot 2026-07-12 (n=14): $585K to $3.2M, median $1,898,000 Vertical marks show medians. Asking prices are not sold prices. Mix differs between groups.

Chart equivalent: closed sales (n=24) ranged $535,000 to $2,999,000 with a $929,450 median sold price; actives (n=14) ask $585,000 to $3,200,000 with a $1,898,000 median asking price, on the same dollar axis.

Riverstone single-family price per square foot and days on market, sold versus active, with denominators Two bar panels. Left panel, median price per square foot: sold 355.83 dollars from 24 closed sales; asking 483.44 dollars from 14 active listings. Right panel, median days on market: 37 days from 21 closed records reporting the field; 26 days from 11 active records reporting the field. Sold and asking figures are separate measures. Median PPSF and days on market (denominators shown) Median $/sq ft $355.83 Sold (n=24) $483.44 Asking (n=14) Median days on market 37 days Closed (n=21) 26 days Active (n=11) Closed window: 2025-07-12 to 2026-07-12. Active snapshot: 2026-07-12. DOM uses only records reporting the field.

Chart equivalent: median sold PPSF $355.83 (n=24) versus median asking PPSF $483.44 (n=14); median days on market 37 for closed sales (n=21 reporting) versus 26 for actives (n=11 reporting).

What about the townhomes?

The townhome grouping had zero closed sales in the same one-year window and a single active listing in the snapshot (as of 2026-07-12). One listing isn’t a market, and publishing its numbers would effectively publish someone’s individual property. So I suppress all townhome prices, price per square foot, days on market, and listing details on privacy grounds. If you’re townhome shopping here, I’ll pull the live picture for you directly.

Live Riverstone listings

The module below shows current MLS listings as they exist right now, which will not match the snapshot statistics above. It can include both the single-family Riverstone group and the separate townhome group, while the published statistics on this page cover only the exact single-family grouping.

If the live module doesn’t load, you can browse current builder inventory on Biltmore’s public available homes page (Biltmore product only, as of 2026-07-12), or email me at Brian@BrianHymas.com and I’ll send you the full current MLS list the same day.

Where Riverstone Is and How to Get There

Riverstone sits on the west side of the Eagle/Star area near Moon Valley Road and the SH-16 corridor, south of SH-44 (State Street) and near the Boise River corridor. The developer’s map point for the sales address is approximately 43.6876536, -116.4548619 (as of 2026-07-12).

The practical route, per the builder’s current directions (as of 2026-07-12): head west on State Street/SH-44 from Eagle Road, turn south on Short Lane, then turn right heading west on Moon Valley Road, and Riverstone is on your left. That’s a builder-provided route to the sales area, not a claim that it’s the best entrance for every lot or that any gate will be open when you visit.

On drive times: a 2024 builder marketing packet advertised 9.5 miles/16 minutes to I-84 and 18.6 miles/30 minutes to the airport. Those are dated marketing estimates from March 2024, nothing more. I don’t publish permanent commute promises, because SH-16 is an active construction corridor and times change. Route your actual commute from the actual lot at the times you’d actually drive it.

Not-to-scale orientation schematic of Riverstone relative to SH-44, SH-16, Short Lane, Moon Valley Road, and the Boise River corridor A simplified schematic, not to scale and not a boundary map. State Highway 44 runs east to west across the top. State Highway 16 runs north to south on the west side. From SH-44, Short Lane runs south, then Moon Valley Road runs west to the Riverstone area. The Boise River corridor runs along the bottom, south of the community. Eagle Road is far to the east. A note reminds buyers to verify exact boundaries, city limits, and entrances from the recorded plat and county GIS. Riverstone orientation schematic (NOT to scale, NOT a boundary map) SH-44 / State Street (west of Eagle Road) SH-16 corridor Eagle Rd (east) Short Lane (south) Moon Valley Rd (west) RIVERSTONE (sales area on left from Moon Valley Rd) Boise River corridor (south of community) N ↑ Verify exact boundaries, entrances, and city limits from the recorded plat and county GIS.

Schematic equivalent in words: from Eagle Road, go west on SH-44/State Street, south on Short Lane, then west on Moon Valley Road; Riverstone’s sales area is on the left. SH-16 runs north-south on the community’s west side and the Boise River corridor lies to the south. The drawing is not to scale and is not a boundary or jurisdiction map.

Builders and Phases

As of July 12, 2026, the developer’s published builder roster names Berkeley Building Co., Northern Construction, Highland Homes, Biltmore, Tresidio, Core Building, Shadow Mountain Homes, and Legacy Homes. That roster is developer-published evidence of the current team, not proof that each builder has homes available today or that each one built every phase.

Builder claim Status as of 2026-07-12 What to check
Developer roster of eight builders Published on the developer’s builders page Whether your builder is on the current roster the week you shop
Highland Homes active presence Current community page with sales address and directions Live inventory and pricing directly with the builder
Biltmore active presence Current pages grouping product as standard, villa, and semi-custom, with a dynamic availability and plat-map route Live inventory; their plat map is marketing, not a certified recorded plat
Historical builder mentions in older videos and MLS fields Discovery evidence only The current roster; older names may no longer build here
Phase structure The 2020 declaration anticipates phased development and supplemental declarations Which phase and which supplemental documents govern your lot

The community was recorded in phases under the Moon Valley plat names, and the declaration explicitly contemplates future annexations and supplemental declarations. Practically, that means two houses in “Riverstone” can sit under different plats, different supplemental rules, and potentially different fee layers. Phase-level paperwork is not trivia here; it’s the difference between what you think you bought and what you actually bought.

Riverstone HOA: Structure, the Fee Conflict, and the Resale Package

This is the section where I’m going to refuse to do what most neighborhood pages do, which is print one clean dues number. Here’s why.

The public fee conflict, shown plainly

As of July 12, 2026, the master association’s public portal displays the assessment as “$2,520 annually, or $680 quarterly” billed in January, April, July, and October. Those two figures cannot both be right, because the arithmetic doesn’t work:

Public portal figure (as of 2026-07-12) Implied annual total Consistent?
$2,520 annually $2,520 Conflicts with the quarterly math
$680 quarterly, four installments $2,720 Conflicts with the stated annual figure
Difference between the two readings $200 per year Unresolved on the public portal

I’m not going to pick one, and I’d push back on any agent or lender worksheet that does. The controlling number for your purchase is whatever the certified current resale package says for your exact property, full stop. Budget conservatively until you have it in hand.

What is verified about the fee framework

Item Verified figure Source date
Master association manager Alliance Management Partners (AMP), Meridian, Idaho As of 2026-07-12
Association contact route RiverstoneHOA@ampmyhoa.com, 208-370-5914 As of 2026-07-12
Setup fee (initial contribution) $750 Portal display 2026-07-12; framework in the 2020 declaration
Transfer fee $750 Portal display 2026-07-12; framework in the 2020 declaration
Late fee $50 after ten days, interest after 30 days Portal display 2026-07-12
Violation fines Shown as $10/day up to $900 Portal display 2026-07-12
Historical initial assessment $450 quarterly 2020 declaration; historical only, not today’s amount
Assessment types authorized Regular, special, limited, and service-area assessments 2020 declaration

That last row matters more than it looks. The declaration authorizes service-area and sub-association assessments, which means different phases and products can legitimately carry different fee stacks. Never flatten “the Riverstone HOA” into one number across the whole community.

Master association versus townhome association

Layer What’s verified (as of 2026-07-12) What’s blocked
Riverstone Homeowners Association (master) Exists; AMP-managed; public portal with fee display and document labels The reconciled current assessment; current budgets, reserves, insurance certificate, special assessments, litigation status
Riverstone Townhome Homeowner’s Association Exists as a separate association with its own portal Current dues, billing period, inclusions, fees, governing documents, and how it overlaps the master association

If you’re buying a Riverstone townhome, assume you’re dealing with at least two document sets until proven otherwise, and get both.

Your resale-package checklist

Request the certified current resale/estoppel package through AMP and require, for your exact property:

# Resale package item
1 Every association layer that touches the property (master, sub, service area)
2 Current ledger and any owner balance
3 Current fee schedule with billing period
4 Transfer, setup, and resale processing charges
5 Current budget and year-to-date financials
6 Reserve study and reserve balance
7 Master insurance certificate and deductibles
8 Pending or approved special assessments
9 Recent minutes and owner notices
10 Litigation, violation status on the property, and rental rules
11 All current amendments, rules, and policies

Governing Documents, Plats, and Design Rules

Here’s the public document trail I can hand you, with honest dating on every item. The recorded and current versions controlling your lot may differ, so treat these as your reading copies and get certified versions through title and the association.

Document Date/status Public link Current-status warning
Master CC&Rs (Riverstone Subdivision) Recorded 2020 Public copy Amendments and supplemental declarations not exhausted; verify the complete chain through title
Architectural design guidelines Effective 2020, amended 2021 Public copy The portal labels a newer guide dated 6-5-24 that is login-gated; do not treat the 2021 version as current
Pond rules and release Undated; names a former manager Public copy Historical evidence only; get current pond rules from AMP
Community information packet Builder marketing dated 2024-03-12 Public copy Marketing, not governing evidence
Biltmore standard features sheet Marked 9/25 Public copy Home features for specific plans, not community amenities
Current association document library Labels visible as of 2026-07-12 (design guidelines 6-5-24; enforcement policy signed 10-29-25; clubhouse forms) AMP document group Individual current files require portal login; request them through AMP
Plat: Moon Valley Subdivision No. 1 (2020) Recorded; first sheet says City of Star, Ada County Secondary copy Secondary retrieval copy; get a recorder-certified copy for a transaction
Plat: Moon Valley Subdivision No. 2 Recorded; first sheet says City of Star, Ada County Secondary copy Secondary retrieval copy; get a recorder-certified copy for a transaction
Plat: Moon Valley Estates Subdivision Recorded; first sheet says City of Star, Ada County Secondary copy Secondary retrieval copy; get a recorder-certified copy for a transaction

You can read the two most useful documents right here. Both open in a new tab from the links above if the embedded viewers don’t load.

Embedded above: the 2020 master declaration (public reading copy). Open the CC&Rs directly.

Embedded above: the design guidelines as amended in 2021 (public reading copy). A newer 2024 version is labeled on the association portal but requires login. Open the guidelines directly.

What was not obtainable publicly as of 2026-07-12: supplemental declarations and annexations, recorded amendments, bylaws, articles, current rules, the 2024 design guidelines, the 2025 enforcement policy, current pond/pool/clubhouse rules, all townhome governing documents, phase-specific maintenance maps, and a certified complete plat and title chain. Every one of those comes through your title company and AMP during your transaction, and none of them is optional reading.

Utilities, Irrigation, Flood, Water, Drainage, and Insurance

This is where a pond-and-river community earns extra homework. Here’s what the documents and official sources support, and what only your specific parcel can answer.

What’s supported:

  • The 2020 declaration prohibits individual domestic wells and individual septic systems and requires connection to a municipal sewer system. That tells you the service model, not who your retail providers are or what you’ll pay.
  • The City of Eagle’s utility information page (as of 2026-07-12) does not list Riverstone or Moon Valley among the subdivisions named for city water primary service, and it notes some areas receive other service. So I assign no universal water provider here. Check your exact address against the City of Eagle utility page and the Eagle Sewer District maps, and remember the recorded plats say City of Star, so Star and Ada County layers may control instead.
  • The declaration puts lot grading, runoff, and drainage responsibility on the builder first and then the owner, warns about fluctuating groundwater, and recognizes drainage, irrigation, and utility easements across the community.
  • At the representative sales map point only, FEMA’s official flood layer returned Zone X, an area of minimal flood hazard, outside the special flood hazard area, on the county’s 16001C map series (checked 2026-07-12). That is one point, not your parcel.
  • The City of Eagle floodplain page identifies the Boise River and Dry Creek as local flooding sources and links FEMA, Ada County, IDWR, and elevation-certificate resources.
  • The community sits near the Boise River corridor and contains ponds. Even with a Zone X representative point, that geography justifies real diligence on water table, drainage, shoreline maintenance, easements, and insurance.

What only your parcel can answer:

Topic Why it’s parcel-specific Where to verify
Water, sewer, trash, gas, electric, broadband providers Service areas don’t follow marketing names Exact-address checks with each provider; city and district maps
Irrigation entity, entitlement, season, fees Irrigation rights vary by lot and phase Title report, HOA, and the irrigation entity
Flood zone and insurance Zones change across a community; lenders make their own determination FEMA map service, your lender’s flood determination, an insurance quote
Elevation and map changes Letters of Map Change are structure-specific FEMA records and an elevation certificate if needed
Pond and shoreline rights, dock rights, water edge maintenance Lakefront is a defined, lot-specific condition Current design guidelines, pond rules, plat, and title
Drainage paths and easements Easements are recorded per plat and lot Recorded plat, title report, survey, and site inspection
Wildfire exposure and insurability Interface mapping and underwriting are location-specific City/county WUI resources and a property-specific quote
Streets, gates, snow removal Ownership and maintenance can be public or association Plat, association documents, and ACHD/city records
Road, construction, and traffic noise Depends on your lot’s position and the SH-16 corridor Visit at multiple times; review current projects

I’ll say the quiet part: nobody can hand you a universal answer for any row in that table, and anyone who tries is guessing. Budget an afternoon of verification calls. It’s the cheapest insurance you’ll ever buy.

Development and Infrastructure Nearby

Two dated facts matter for buyers right now:

  • SH-16 is an active state construction corridor, and Riverstone sits near it. The official ITD SH-16 construction hub is the controlling source for current status. I verified the route exists as of 2026-07-12; I do not publish project schedules or completion promises because they change.
  • Riverstone itself is still building. The 2020 declaration anticipates phased development and supplemental declarations, and builder sites showed active, changing inventory as of 2026-07-12. Ongoing construction can mean traffic, dust, noise, changing views, and evolving amenity access for years. No universal impact conclusion is supported, so weigh it against your tolerance and your lot’s position.

For anything nearby that could change your view, your commute, or your quiet, check current City of Star, City of Eagle, Ada County, ACHD, and ITD records by exact location before you buy. The City of Eagle plans and maps page links the 2026 comprehensive plan and zoning resources, and remember that plat-level jurisdiction may put your parcel under Star’s planning instead.

Your Riverstone Due-Diligence Checklist

Print this. Every item is exact-property work that no neighborhood page, including this one, can do for you.

# Item Route
1 Title report, vesting deed, legal description, certified plat Title company
2 City limits, taxing districts, jurisdiction (Eagle vs Star vs county) County GIS and title
3 Certified HOA resale package, all layers (see the 11-item list above) AMP / association
4 Townhome association documents, if applicable Riverstone Townhome HOA directly
5 Current design guidelines (2024 label) and enforcement policy (2025 label) AMP document request
6 Current pond, pool, clubhouse, guest, rental, and water-access rules AMP
7 Exact-address school assignment for your enrollment year West Ada official lookup, then the district
8 Utility, irrigation, and service-provider confirmation by address Each provider; city/district maps
9 Flood zone, lender determination, elevation, insurance quotes FEMA, lender, insurer
10 Drainage, groundwater, shoreline, and easement inspection Survey and on-site inspection
11 Wildfire interface and insurability City/county WUI maps and insurer
12 Current builder, phase, and inventory verification Builder and developer, on the day you shop
13 Nearby project check (SH-16 and local land use) ITD, ACHD, Star, Eagle, Ada County records
14 Visit at different times for traffic, noise, and construction activity Your own eyes and ears

My Take

I filmed Riverstone in January 2024, and the amenity core genuinely impressed me on site: the clubhouse, pool, fitness room, fire pits, bocce, the open space, the ponds, and the beach-oriented lots. Among the Eagle-area communities I’ve toured on camera, that package stands out, and it’s the honest reason this community draws relocation buyers who want new construction with a resort feel. If you’re weighing Eagle broadly, my Eagle pros and cons breakdown is the companion read, and out-of-state buyers should start with my top 10 things to know before moving to Boise.

Now the tradeoffs, because you deserve them straight:

  • You’re buying paperwork complexity. Eagle mailing identity, Star plat statements, phased documents, a master association, and a separate townhome association. None of that is a dealbreaker, but it punishes lazy diligence.
  • The public fee picture is currently self-contradictory, and the current design guide and enforcement policy sit behind a login. You will not truly know your costs and rules until the certified package arrives. Plan your timeline around that.
  • It’s an active construction environment inside the community and along SH-16. If you need finished-neighborhood calm on day one, weigh that honestly.
  • The current for-sale mix skews expensive relative to what closed over the past year ($1,898,000 median asking across 14 actives versus $929,450 median sold across 24 closings). If your budget lives near the sold median, be patient and let me watch inventory for you rather than anchoring on today’s actives.

My January 2024 visit can’t tell you what the rules, fees, or access look like today, and I won’t pretend otherwise. What I can do is run the current data, chase the documents, and walk the lot with you before you commit. That’s the job.

Thinking about Riverstone? Start with my Buying in Boise Blueprint, then email me at Brian@BrianHymas.com or call/text 208-891-4200. I’ll pull the live listings, the current comps, and the document checklist for any specific property, no pressure and no obligation.

Get the current Riverstone property packet

Start with the Buying in Boise Blueprint, then call or text 208-891-4200 or email Brian@BrianHymas.com.

Riverstone FAQ

Is Riverstone in Eagle or Star, Idaho?

Both names are honestly involved. Riverstone’s public marketing and sales address use Eagle (8099 W Moon Valley Rd, Eagle, ID 83616, as of July 12, 2026), while the reviewed recorded plat copies, Moon Valley Subdivision Nos. 1 and 2 and Moon Valley Estates, each state City of Star, Ada County, Idaho. No universal answer covers every parcel, so verify your specific property’s plat, city limits, and taxing districts through a title report and county GIS before relying on either city.

Why do Riverstone’s legal documents say Moon Valley?

The community’s 2020 master declaration is titled for Riverstone Subdivision but states that City of Star application files refer to it as Moon Valley Subdivision, and the recorded plats use the Moon Valley names. Riverstone is the marketing name; Moon Valley is the recorded-document name. Match your title documents to the Moon Valley plats during escrow.

How much are the Riverstone HOA dues?

As of July 12, 2026, the master association’s public portal shows conflicting figures: $2,520 annually versus $680 quarterly, and four quarterly payments total $2,720. Because those cannot both be correct, no single current dues amount should be relied on. Verified related charges include a $750 setup fee and a $750 transfer fee. Get the certified current resale package from the association manager, AMP, for the controlling amount on your exact property.

Do Riverstone townhomes have a separate HOA?

Yes. A separate Riverstone Townhome Homeowner’s Association exists with its own portal (as of July 12, 2026). Its current dues, inclusions, governing documents, and overlap with the master association were not publicly available, so townhome buyers must request everything directly from that association during due diligence.

What amenities does Riverstone have?

Current marketing and Brian’s January 2024 on-site video support a clubhouse, pool, fitness space, beach area, community ponds, open space, paths, fire pits, bocce, and gathering areas. Access rules, membership eligibility, reservations, and pond-specific restrictions are set by current association rules that require login or a direct request from AMP, so verify what your specific lot’s association layer includes before buying.

Can you swim in Riverstone’s ponds?

Not in all of them, based on historical rules. A legacy rule packet allowed swimming and non-motorized watercraft only on the western Beach Pond, with other ponds limited to shoreline use, but that packet is undated and names a former manager. Get the current pond rules from AMP before assuming any water access, and never assume a private lot includes direct water entry.

What schools serve Riverstone?

For the representative sales address only, West Ada’s official 2026-27 layers returned Eagle Elementary, Eagle Middle, and Eagle High, plus the Galileo STEM Academy school-of-choice zone. Boundaries can split communities and change by year, so run your exact address through West Ada’s official attendance lookup and confirm with the district before relying on any assignment.

How much do homes in Riverstone cost?

In the exact single-family Riverstone grouping in Eagle, 24 sales closed from July 12, 2025 through July 12, 2026 with a median sold price of $929,450 and a range of $535,000 to $2,999,000. In the snapshot assessed July 12, 2026, 14 active listings had a median asking price of $1,898,000, and asking prices are not sold prices. The current active mix skews larger and more expensive than the past year’s closings.

Who builds homes in Riverstone?

As of July 12, 2026, the developer’s published roster names Berkeley Building Co., Northern Construction, Highland Homes, Biltmore, Tresidio, Core Building, Shadow Mountain Homes, and Legacy Homes. The roster does not prove each builder has current inventory or built every phase, so verify the current lineup and availability directly when you shop.

Is Riverstone in a flood zone?

At the representative sales map point only, FEMA’s official layer returned Zone X, an area of minimal flood hazard, as of July 12, 2026. That is one point, not a parcel conclusion. Because the community sits near the Boise River corridor and contains ponds, every buyer should get a parcel-level FEMA check, a lender flood determination, and an insurance quote for the exact property.

Sources, Methods, and What Is Not Verified

Evidence date: everything on this page was verified as of July 12, 2026 unless a different date is shown next to the claim. Fees, rules, inventory, boundaries, and construction status change; re-verify before relying on any of it.

Market data method: market statistics come from a privacy-safe aggregate of exact-match IMLS subdivision records for the single-family Riverstone grouping in Eagle, using data imported through July 11, 2026. Closed metrics cover sold dates from 2025-07-12 through 2026-07-12. The active-record set was evaluated July 12, 2026 from that July 11 import cutoff, so it is not represented as a same-day feed. Medians use the conventional midpoint method, each metric shows its own denominator, and records missing a field are excluded from that field only. No individual listings, addresses, listing IDs, agent or owner information, or parcel identifiers are published. Groups smaller than five records are suppressed, which is why townhome statistics do not appear. Sold prices and asking prices are reported separately and are not interchangeable.

Primary public sources: the Riverstone developer site (home, location, amenities, builders); builder pages from Highland Homes and Biltmore (community, available homes, plat map); the AMP HOA portals (communities list, master portal, townhome portal, document group); public copies of the 2020 master declaration, 2021-amended design guidelines, legacy pond rules, 2024 information packet, and Biltmore features sheet (linked in the documents table above); secondary plat copies via PlatMap (linked above); West Ada School District’s attendance areas page and official GIS lookup; FEMA’s National Flood Hazard Layer; City of Eagle floodplain, utilities, and plans and maps pages; the Eagle Sewer District maps; the ITD SH-16 construction hub; and Brian’s own January 23, 2024 video, whose Riverstone segment runs roughly 00:23 through 02:07 and is embedded below.

My Eagle neighborhoods video, published January 23, 2024. The Riverstone segment runs from about 00:23 to 02:07. Everything in it, including any prices or fees I mention, reflects that date, not current conditions.

Explicitly not verified as of July 12, 2026. I list these so you know exactly where this page’s evidence stops:

  1. The reconciled current master HOA assessment ($2,520 annual text versus four $680 quarterly installments).
  2. Riverstone Townhome association dues, billing period, inclusions, fees, and master-association overlap.
  3. Townhome governing documents, and all townhome market statistics (suppressed below the privacy threshold).
  4. Current master association budgets, reserve study, financial statements, insurance certificate and deductibles, special assessments, delinquencies, and litigation status.
  5. The complete recorded document chain: supplemental declarations, annexations, amendments, bylaws, and articles.
  6. The current 2024-labeled design guidelines and 2025-labeled enforcement policy (login-gated).
  7. Current pond, pool, clubhouse, guest, reservation, rental, and water-access rules.
  8. Universal city jurisdiction, taxing districts, and service providers for every Riverstone parcel.
  9. Water, sewer, irrigation, trash, gas, electric, and broadband providers for any specific address.
  10. Parcel-level flood zones, elevations, insurance requirements, and wildfire exposure.
  11. School assignments for any address other than the representative sales point, and any future school year.
  12. Current drive times or commute claims; the 2024 packet’s 9.5-mile/16-minute I-84 and 18.6-mile/30-minute airport figures are dated marketing estimates only.
  13. Each roster builder’s current inventory, pricing, and phase participation, and any final phase count, lot count, or buildout date.
  14. SH-16 or other nearby project schedules, completion dates, and their impacts on any specific lot.
  15. Street, gate, and common-area ownership and maintenance responsibilities for any specific lot.
  16. Certified recorder copies of the plats (the linked copies are secondary retrieval copies).

Nothing on this page is legal, tax, insurance, or lending advice, and no statement here replaces a title report, certified resale package, lender flood determination, insurance quote, survey, official school lookup, or your own inspection. When you’re ready to put real diligence behind a real property, that’s exactly what I do. Email Brian@BrianHymas.com or call/text 208-891-4200.

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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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