The agent who will talk you out of the wrong house.

I'm Garrett Pancheri, Co-Owner & Team Leader of Living in Idaho at LPT Realty. Born and raised in Nampa. Licensed since 2012. My team has done 2,000+ transactions across the Treasure Valley, and that honesty thing? It's exactly why.

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Start with your city

Eight towns, eight different markets. Pick the one you are actually looking in.

BoiseThe capital city, the most neighborhoods, and the widest price range in the valley.The local guide →MeridianIdaho's second-largest city, and it is still growing fast.The local guide →NampaWhere I grew up. Still the best value in the valley, and I will argue about it.The local guide →CaldwellOne of the fastest-growing cities in America and still one of the better buys.The local guide →EagleWhere the Boise foothills meet the river. Bigger lots, bigger price tags.The local guide →StarUp 131 percent since the 2020 Census. The fastest growth in the valley, and you can feel it.The local guide →KunaOne of the fastest-growing towns in America that somehow still feels small.The local guide →MiddletonThe small-town holdout. About 10,000 people and they like it that way.The local guide →

Which one are you?

I am buyingSee what is actually for sale across the Treasure Valley right now.Search homes I am sellingStart with the checklist I walk every seller through before we list.Get the checklist

#1team in Nampa and #6 in Idaho, ranked by RealTrends for 2025

500+five-star reviews across all platforms, as a team

2,000+transactions closed by our team since 2012

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Who is Garrett Pancheri?

I am a real estate agent in Nampa, Idaho, and Co-Owner and Team Leader of Living in Idaho at LPT Realty. Licensed in Idaho since March 2012. I have personally closed more than 500 transactions, and the team I lead has done more than 2,000 across Boise, Meridian, Nampa, Caldwell, Eagle, Star, Kuna and Middleton.

Most of my work is with first-time buyers, veterans using a VA loan, families relocating to Idaho, and new construction buyers. I grew up in Nampa, so the local knowledge is not researched. It is just where I live.

More about me →

Worth reading first

Latest from the blog

Every other article lives inside the city guide it belongs to, up above.

Front entry of a single-family home, the kind of next house a move-up buyer writes a contingent offer on.

How to buy a house before selling yours in Star Idaho

Garrett Pancheri / October 20, 2026 / Knowledge Base

You can buy a house before selling yours in Star Idaho. Ada County existing homes sat 30 days in August 2026, and that is what gets a seller to yes.

Aerial view of a single-family home and the neighborhood around it at sunset, the kind of market buyers ask me to read before they commit.

Is it a good time to buy a house in Caldwell Idaho?

Garrett Pancheri / October 19, 2026 / Knowledge Base

It is a good time to buy a house in Caldwell if the move fits your life. July’s median was $420,500. Here are the numbers and the tax surprise.

Front exterior of a single-family home in the Treasure Valley, the kind of first home buyers ask me to help them write an offer on.

How do I make an offer on a house in Nampa if I’m using down payment help?

Garrett Pancheri / October 18, 2026 / Knowledge Base

You can make an offer on a house in Nampa with down payment help and still win. Here is what goes in the offer and how one buyer got in with zero down.

Front exterior of a single-family home in the Treasure Valley, the kind of first home buyers ask me to run the cash-to-close math on.

How much are closing costs in Idaho on a Meridian home?

Garrett Pancheri / October 17, 2026 / Knowledge Base

Closing costs in Idaho run about 2% to 5% of the price. On a $500,000 Meridian home that is $10,000 to $25,000. Here is the full cash-to-close math.

A playground in a Treasure Valley neighborhood, the kind of block people drive before they pick which city to land in.

The complete guide to moving to Caldwell Idaho

Garrett Pancheri / October 16, 2026 / Knowledge Base

Moving to Caldwell Idaho? Here is the whole thing in order, what your money buys against Ada County, and the irrigation bill that can become a lien.

The complete guide to buying new construction in Kuna Idaho

Garrett Pancheri / October 15, 2026 / Knowledge Base

Buying new construction in Kuna? Every step in order, the builders actually selling here with what each one publishes, and the two road agencies.

Aerial view of a two story home on nearly four acres, with a circular drive, a wide lawn and farm ground running to the horizon.

How long does it take to sell a $1.5 million house in Nampa?

Garrett Pancheri / October 15, 2026 / Nampa

Plan on about a month to sell a house in Nampa. My $1.5M listing went pending in 2 days and closed in 27. Here is what the sellers did.

Aerial view of Treasure Valley acreage at sunset, the kind of view that sells people on moving here.

The complete guide to moving to Nampa Idaho

Garrett Pancheri / October 14, 2026 / Nampa

Moving to Nampa is mostly a normal home purchase with a handful of Idaho details bolted on, and those details

A Treasure Valley neighborhood common area, the kind of spot I walk people through when they are moving here from out of state.

The complete guide to moving to Meridian Idaho

Garrett Pancheri / October 13, 2026 / Knowledge Base

Moving to Meridian Idaho, start to finish. Who actually moves here and from where, what your money buys, and every step from offer to utilities.

Front of a Treasure Valley home, the kind of house where the sale price only tells part of the story.

What are seller concessions, and why did my Meridian neighbor’s house sell for more than mine is worth?

Garrett Pancheri / October 12, 2026 / Meridian

Seller concessions are money a Meridian seller agrees to pay toward the buyer’s closing costs, and they’re a big reason