Pera Place Meridian Idaho: Homes, HOA, Maps and Market Data
Pera Place in Meridian
One small legal footprint. A lot of current builder activity.
Pera Place is a one plat Lennar community with 65 residential parcels in the verified scope. The real question is not whether construction is happening. It is which home is truly available, what stage it is in, and what the complete deal looks like after incentives, warranty, title, HOA, permits, insurance, and inspection.
The short version
As of July 22, 2026, the exact Pera Place search showed ten Active homes and 15 Pending homes. The official Lennar page separately showed nine homes available.
Those are different views of the same active community. Reconcile them at the address level before you make a travel plan or write an offer.
Quick facts
Start with the facts that change a buying decision
That boundary matters because the community is compact. A nearby street, builder sign, or similar listing label is not enough to establish association obligations or inclusion. For one house, use the legal description, current title commitment, and current association package.
Current homes
Ten homes were Active, while 15 were already Pending
The exact Pera Place and Meridian search contained 25 current homes on July 22, 2026. Ten were Active. Fifteen were Pending. Zero were Coming Soon. All 25 were marked new construction and all 25 named Lennar.
| Status | Count | Useful meaning | Still needs proof |
|---|---|---|---|
| Active | 10 | The home was marketed as Active in the exact search | Current availability, builder acceptance, physical stage, certificate, incentives, and contract terms |
| Pending | 15 | A contract status was reported | Construction stage, accepted price, concessions, financing, inspection, repairs, and closing |
| Coming Soon | 0 | No exact home carried that status on the check date | Future releases, later status changes, or homes sold outside the visible timing window |
For homes you can pursue now
Begin with the ten Active homes, then ask Lennar to confirm availability in writing. Compare the exact plan, lot, stage, included work, price, incentives, lender terms, deposit, deadlines, and warranty.
For the full market picture
Use the 15 Pending homes as contract activity, not as available choices. Ask for a fresh Active and Pending report before relying on the split because each status can change independently.
Ask Brian for the full Active and Pending report Read the Meridian guide
Active Pera Place homes
These live cards focus on Active homes in Pera Place, Meridian. The dated July 22, 2026 total is 25 homes: 10 Active and 15 Pending. Pending homes are not available homes. The cards and linked search may show only Active homes, and display eligibility can make the visible card count smaller than 10. Cards are not the inventory denominator. Use the full Active and Pending report above to verify both statuses.
Market context
The recent range is useful. The exact home is still the comparison.
From July 22, 2025 through July 21, 2026, 12 exact Pera Place homes closed. The median sold price was $609,550. The lowest sold price was $554,900 and the highest was $688,900.
Every one of those 12 closings was marked new construction and every one named Lennar. That gives you a clean picture of the recent builder phase. It does not reveal the full incentive package, lender credit, option value, lot difference, occupancy history, warranty start date, or condition of the home you are considering.
| Measure | Result | Best use |
|---|---|---|
| Exact closed homes | 12 | Recent community activity inside the one plat scope |
| Median sold price | $609,550 | A middle point for orientation |
| Sold price range | $554,900 to $688,900 | The spread across plans, lots, stages, choices, and deal terms |
| Marked new construction | 12 of 12 | Confirms the recent sample belongs to the builder phase |
| Builder named | Lennar on all 12 | Supports a focused builder contract and warranty review |
For an offer decision, rebuild the comparison around the exact plan, size, lot, garage, stage, upgrades, included landscaping, incentive package, lender structure, and timing. The community median is context. It is not an appraisal and it is not an offer recommendation.
Construction and builder boundaries
The community is in a current Lennar phase. One home can still be at a very different stage.
On the fresh check, the official Lennar Pera Place page showed nine homes available and included both Move In Ready and Under Construction labels. That supports a broader current builder phase.
It does not prove the stage of the address you care about. A community page can be current while one property changes status, misses a schedule, receives a certificate, sells, returns, or carries different terms. Pending status also says nothing about framing, completion, occupancy, or readiness.
Ask what is finished today
Confirm the physical stage, remaining work, completed inspections, correction items, certificate status, estimated completion, and who controls each deadline. Put the answer in the contract file.
Price every part of the deal
Compare purchase price, lot cost, options, included finishes, lender credit, rate offer, closing credit, deposit, fees, cancellation rights, and expiration dates. A headline incentive is only one line.
Separate new from never occupied
Ask about prior occupancy, model use, temporary use, warranty start dates, open work, repair history, and transfer rules. New construction language alone does not answer those questions.
Open the official Pera Place builder page Read the new construction guide
HOA reality
The association is established. The current property package is what you buy.
Pera Place Community Association, Inc is an active Idaho entity in good standing, entity 5404510. The current state record lists Keystone Idaho, LLC as registered agent. Keystone also provides the current public property management route.
The 2024 declaration creates the association and applies it to the property inside the one recorded Pera Place plat. That establishes the community route. It does not establish the current balance, violations, insurance details, assessments, transfer costs, or account standing for one address.
You will not find a generic HOA fee on this page. Dues, balances, setup or resale costs, inclusions, assessments, rules, insurance, reserves, litigation, violations, owner rights, the management contract, and account standing need the current address specific package.
| Item | Why it matters | Where to confirm it |
|---|---|---|
| Current dues and property balance | A broad community number may miss a change or address specific charge | Keystone, seller, current ledger, title, and escrow |
| Transfer and resale costs | The amount and responsible party affect closing cash | Current disclosure package, contract, and final escrow figures |
| Rules and owner maintenance | Use restrictions and maintenance duties affect daily life and cost | Declaration, rules, policies, and written manager response |
| Insurance and reserves | Association coverage does not replace an address based owner policy | Current policy information, budget, reserve information, and insurer |
| Assessments and violations | Open items can change cost or create a closing problem | Current package, account response, title, and escrow |
| Later recorded instruments | A tract package is not a title report | Current title commitment and title officer review |
Open Keystone Property Management Check the Idaho association record
Schools and distances
Use one address and one move year for every school check
West Ada School District provides the current attendance area route for Pera Place. This resource does not assign a school to every parcel. Attendance boundaries, grade arrangements, transportation, programs, capacity, and future changes can affect the answer.
School verification
Enter the exact address in the district attendance tool. Then confirm elementary, middle, and high school assignment, registration, transportation, program access, and known boundary changes directly with the district for your move year.
Drive orientation
Using West Wapoot Street and North Bartok Avenue as the community starting point, the fresh route check showed about 5.7 miles and 14 minutes to Meridian City Hall, about 16.8 miles and 32 minutes to Boise Airport, and about 15 miles and 34 minutes to Boise City Hall.
These checks were run July 22, 2026. Traffic and the exact home location will change the result.
Home patterns
Plan choice matters less than the exact version and included work
The current Lennar page presents several plan choices, including one story and two story layouts, different garage arrangements, and homes carrying different stage labels. That gives buyers real choice inside a small legal community.
Plan names are only the start. A plan can appear on a different lot, with a different elevation, garage arrangement, finish package, stage, price, incentive, lender offer, landscaping scope, orientation, and completion timeline.
Compare daily function
Look at bedroom placement, stairs, storage, garage depth, work space, kitchen flow, natural light, outdoor connection, and the rooms you will use every day. Do not let a model finish package decide the floor plan.
Compare the lot and orientation
Review the survey, drainage, easements, setbacks, neighboring use, sun exposure, drive access, utility locations, irrigation responsibility, and what can be built or changed later.
Compare what is actually included
Put finishes, appliances, window coverings, landscaping, fencing, garage items, options, credits, and open work in writing. A verbal statement in a sales conversation is not the property file.
Buyer due diligence
Eight checks turn a community tour into a property decision
Recorded documents and plats
The verified chain is one plat and one master declaration
The fresh tract search reproduced the Pera Place Subdivision plat and the master declaration. The plat is Ada County instrument 2024 061147 at Book 129 Pages 21057 through 21061. The declaration is Ada County instrument 2024 063056.
Pera Place recorded declaration and plat package
40 pages from the TitleOne Pera Place tract package. Source search.
Open the Pera Place recorded package on your phoneSHA 256: 65ff425fc5ae28dd5acaefab7da92d6fd2906961c238b5a6e9d42a6a294e0023
| Document | Recorded reference | Buyer use |
|---|---|---|
| Pera Place Subdivision plat | Instrument 2024 061147, Book 129 Pages 21057 through 21061 | Defines the one recorded subdivision footprint used by this resource |
| Master declaration | Instrument 2024 063056 | Creates the association and states the declaration framework for the plat property |
No later Pera Place supplement, annexation, or amendment was reproduced in the fresh tract package. That is not proof that none exists. A current title commitment and address specific association package must confirm later documents, exceptions, and obligations before closing.
Open the tract document search Open Ada County property records
Map orientation
Use the Wapoot and Bartok intersection as the starting point
West Wapoot Street and North Bartok Avenue appears on the official current builder route and within the county verified Pera Place scope. The intersection is useful for orientation. It is not a surveyed boundary and it does not establish that another property belongs to the subdivision.
Property checks
Use the official route, then keep the answer tied to the address
| Topic | What to verify | Current route |
|---|---|---|
| Schools | Attendance assignment, registration, transportation, programs, capacity, and planned boundary changes | West Ada attendance areas |
| Utilities | Serving providers, account setup, connection, capacity, current charges, and owner responsibility | City of Meridian utility billing |
| Taxes and parcel | Assessment, tax history, exemptions, legal description, parcel map, and current owner record | Ada County Assessor |
| Flood | Current map result, panel date, lender decision, elevation evidence, and insurance response | FEMA Map Service Center |
| Geologic hazards | Relevant mapped conditions and any property level professional review | Idaho Geological Survey |
| Permits | Permits, inspections, corrections, approvals, certificate status, additions, and open work | Meridian Citizen Access |
| Insurance | Address based quote, coverage, exclusions, deductibles, stage, association policy, and inspection needs | Idaho Department of Insurance |
| Irrigation | Provider, delivery, season, pressure, maintenance, charges, and lot responsibility if applicable | Nampa and Meridian Irrigation District |
| Professional licenses | Current license or registration when a contractor, trade, or specialist requires one | Idaho licensing |
| Warranty | Written coverage, start date, exclusions, transfer, claim process, open items, and responsible party | Lennar Pera Place |
These are starting routes, not conclusions about a property. Reconcile each answer with the contract, title commitment, disclosure package, permit file, association records, insurer, written warranty, and inspection before the applicable deadline.
Original analysis
Pera Place is a builder deal comparison more than a neighborhood price hunt
The numbers point in one direction. All 12 recent exact closings named Lennar. All 25 current exact homes also named Lennar and were marked new construction. The official builder page showed nine available homes while the exact market search showed ten Active homes.
That one home difference is not a problem to explain away. It is a reminder that the sources answer different questions and can update on different schedules. The local listing source tells you the reported market status. The builder page tells you what Lennar is presenting. Neither one replaces written confirmation for the exact home.
The 15 Pending homes show meaningful contract activity. They do not tell you accepted prices, concessions, incentive packages, lender choices, appraisal results, inspection outcomes, or whether every contract will close. The $609,550 recent median gives a useful center point. It does not tell you whether a higher priced home has a better lot, more options, a different garage, a more advanced stage, or a stronger overall package.
My practical approach is to build one comparison sheet for every home you would actually buy. Put stage, lot, plan, options, included work, list price, written incentive, lender terms, deposit, deadlines, occupancy history, warranty dates, HOA documents, title items, permit status, insurance quote, and inspection plan on that sheet. Then compare the complete deal.
Sources
Go back to the authority when a fact affects the contract
Ada County AssessorProperty, assessment, tax, and parcel starting route
Ada County property recordsRecorded document research and title starting route
TitleOne tract searchCurrent public declaration and plat package route
Idaho business searchAssociation entity, standing, and registered agent route
Keystone Property ManagementCurrent public association management route
Lennar Pera PlaceCurrent community, plan, availability, stage, and warranty starting route
West Ada attendance areasExact address school verification route
City of Meridian utility billingCurrent city utility starting route
Meridian Citizen AccessPermit, inspection, approval, and certificate starting route
FEMA Map Service CenterExact address flood map starting route
Idaho Geological SurveyCurrent geologic hazard information
Idaho Department of InsuranceInsurance consumer information and verification route
Idaho licensingInspector, contractor, and professional license starting route
Want a current Pera Place side by side?
I can pull the current Active and Pending report, check Lennar’s current choices, rebuild the recent comps around the home you like, and organize the property questions before you commit.
Frequently asked questions
Pera Place buyer questions
Where is Pera Place in Meridian?
Pera Place is in Meridian, Idaho. The verified legal scope is the one PERA PLACE SUB plat. West Wapoot Street and North Bartok Avenue is a useful orientation point inside that scope, but use the exact legal description and title work for any home.
How many homes are available in Pera Place?
On July 22, 2026, the exact market search showed ten Active homes and 15 Pending homes. The official Lennar page separately showed nine homes available. Active and available can update differently, so confirm the exact home in both sources before relying on it.
What is the recent median sold price in Pera Place?
The median sold price among 12 exact closings from July 22, 2025 through July 21, 2026 was $609,550. The sold range was $554,900 to $688,900. Use those figures as community context and rebuild the comparison for the exact home.
Is Pera Place still an active new construction community?
Yes. All 25 current exact homes were marked new construction, and the official Lennar page showed current availability with Move In Ready and Under Construction labels. The exact property stage, completion, certificate, condition, occupancy, incentives, warranty, and availability still require written verification.
Who manages the Pera Place association?
Pera Place Community Association, Inc is active and in good standing. The Idaho record lists Keystone Idaho, LLC as registered agent, and Keystone provides the current public management route. Use the current property package, title, contract documents, and escrow for exact obligations.
What are the Pera Place HOA dues?
This page does not publish a generic fee. Request the current address specific package through Keystone or the association. Confirm dues, balances, transfer costs, assessments, inclusions, rules, insurance, reserves, violations, rights, and account standing with title and escrow.
Which schools serve Pera Place?
Use the West Ada attendance area tool with the exact home address and move year. Confirm elementary, middle, and high school assignment, registration, transportation, programs, capacity, and planned boundary changes directly with the district.
What should I inspect before buying a new Pera Place home?
Confirm the physical stage, permits, inspections, certificate status, drainage, roof, exterior, systems, finishes, prior occupancy, open work, warranty terms, HOA records, title, insurance, and an independent inspection. Add licensed specialists when the home, stage, or findings justify them.
Market, builder, association, route, and source checks updated July 22, 2026. Current statuses and property details can change. Verify the exact home before relying on them.
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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