David Bailey,  in Mountain, WV

What would the side by side value comparison be between Targhee Hill Estates, Teton Springs, River Rim Ranch?

Asked by David Bailey, Mountain, WV Mon Apr 7, 2008

Huntsman Springs, Redtail, Snowcrest, Saddleback Vistas, Teton Reserve, Timberline, and Hidden Waters? Comparing Lot Price, Location, Amenitization, Open Space and Utilities. I still am trying to determine how Targhee Hill Estates compares to the Driggs, Teton Valley Real Estate Market. Thanks for your help.

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Jenny Field, , Teton Valley Idaho
Wed May 14, 2008
Hi David,
My name is Jenny Field and I am resort community specialist with All Season Resort Realty. I currently specialize at Teton Springs and Huntsman Springs. Although a lot of the communities you are comparing have some similarities, they are all quite unique. Each has it's own feel, quality, location, and offered amenities. Each potential buyer has a different idea of what makes one compare to the other. From the responses below, I think you have a good overview of each community. If you have any specific questions or would just like to discuss the communities in further detail, I'd be happy to help. Good luck.
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Mark, Home Buyer, 83422
Fri Apr 25, 2008
Once again you have yoour hard core sales ladies at work. Kay
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Joni, , Driggs, ID
Wed Apr 16, 2008
Dear David,

Julie gave you a nice general summary of some of the developments you asked about. I noticed that her response didn’t include any comments about River Rim Ranch. I work for Potter Clinton Development (the developer for Teton Springs, Timberline, Snow Crest, and River Rim Ranch) and am happy to chime in with some additional information.

River Rim Ranch is located in the North End of the valley, with 5400 acres stretching from the rim of the Teton River to the rolling terrain overlooking the valley. We have spectacular views overlooking the river canyon, full 4 peak cathedral views of the Tetons, valley vistas from the bench, and views of the Big Hole Mountains to the west. While we offer some “cabin” sized lots (.12 acres) along the river rim, the majority of out home sites are 1+ acres; many allowing for up to 4 horses. All home sites are ready for building with all utilities to the lot edge (fire suppression, irrigation, potable water, communication, power, and modified sewer). The price of our lots includes club membership and access to all amenities (which is not true for any other Teton Valley development as far as I know).

Our completed amenities include: Community Clubhouse, paved roads, Teton River Access, miles of trails, stocked fish ponds, gated community, and National Forest access.

Amenities in progress include: 18-hole Greg Norman designed golf, Golf Club House with swimming pool, fitness center & tennis courts (scheduled for completion 2010).

Other planned amenities include: equestrian center, casting course, commercial center, and “toy” barn (complete with ATVs, snow mobiles, drift boats, mountain bikes, fishing gear – all available for use by members).

In late February, I did a market analysis comparing what we consider to be the “Top Tier” Teton Valley developments: Teton Springs, Huntsman, North Leigh Creek, River Rim, Snow Crest, Teton Reserve, and Teton Saddleback Vistas. I have figures from 1 year sales that show average prices, size, days on market, for all these areas as well as averages for the listings as of 2/28. I’m happy to share this information with you if you’d like to email me. In my humble opinion, I believe you’ll be impressed with the value available when you compare the amenities, views, and lot size at River Rim Ranch to other local developments. Please let me know if there is any additional information you’d like about any of the Potter Clinton developments, I’m happy to help out in any way possible.

Regards, Joni Paranka
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Julie Bryan, Agent, Driggs, ID
Mon Apr 7, 2008
Dear David;

Regarding Targhee Hill Estates in Driggs, Idaho; Your questions appear to be those of someone familiar with our market to a certain extent. You have absolutely hit on the projects which are "banner" for the area. A side by side value comparison can be done primarily on the Planned Unit Developements, (PUD's), which are in your question. Saddleback Vistas is not a PUD, however, it is an extensively planned equestrian project . I would like to dislose to you that I am not an appraiser. I am answering as a Real Estate Broker/Owner who is currently involved with the Listing of Targhee Hill Estates. Having lived and developed in the area for 20 years, I believe that I can provide you some insight.
You questions is not one that can be quickly answered as each area requires extensive analysis with regard to "side by side" values. In addition, sales information in Idaho is limited due to Idaho being a non-disclosure state.
Hidden waters is on the South and West side of Teton Valley, in Victor Idaho. Beautiful location, views of the Big Hole Mountains, listing price of about $170,000 per one acre. WIth no amenity package, this does not really allow for side by side comparision with some of the other projects.
Huntsman Springs and Teton Reserves both have golf courses. Teton Reserve offers a "reverse" course. Teton Reserve is located a few miles North of Victor, Idaho against the foothills. Half acre lots average approximately $225,000. Huntsman Springs is a project located both within the city limits of Driggs, Idaho and extending West and North to encompass over 1200 acres of land. This project offers many different options with commercial, smaller town home sites and golf course estate sites. Huntsman springs includes a championship golf course, 3 miles of boardwalk through nature trails, several parks and features such as a lodging site and other high density amenity features. Concentrated in and around Driggs, this is a nice area for those wishing to walk to town amenities. Basic pricing would be $300,000 plus for a nice 1/2 acre estate site. Town Park Home Lots start at about $182,000 for .13 of an acre. Lodge lots start at about $267,000 for a .08 acre site. Amenities include fitness center, golfing parks, boardwalk...
Timberline is at the south end of Teton Valley, Idaho in Victor, Idaho. I am not showing activity at present in the area, but pricing would be in the $200,000 range for a 1/2 acre lot. Some of the lots may include a golf course membership to Teton Springs. OTher than that, no on site amenity "packages" are featured.
Snowcrest is North of Driggs, actually heading up SKi Hill Road, then North for a few miles on State Line road. Great Teton Views. Located down a pretty good stretch of gravel/dirt roadway. Fairly small project. Pricing ranges from $270,000 for a .11 acre cabin site to $270,000 for a 1 acre site. No amenity "package".
Redtail and Targhee HIll are actually very comparable. Redtail is located on Ski HIll Road on the North side of the Teton Creek Corridor borderd by Ski Hill Road while Targhee HIll is on the South side of the Teton Creek Corridor in a quiter location. Both Redtail and Targhee HIll offer a clubhouse/fitness center and outdoor pool. Redtail has lots surrounded by trees and some of Targhee Hills lots are in a similar location. Redtail starts at about $350,000 for a 1/2 acre.
Targhee Hill offers a fitness center, pool, rec area and several miles of 8 foot pathways through the project. Targhee HIll offers paved roads and is gated project yet you can walk from your home to the National Forest and are only minutes from skiing at Grand Targhee. Value wise, Targhee Hill offers manicured 50% open space of about 50 acres which will feel like driving through a golf course, however lots being in the price range of $140,000 for .33 of an acre. Water features are immense such as man made lakes, however, the Teton Creek Corridor is a vast corridor for wildlife on the "non man made" side of the equation. Value, location, views and amenities make Targhee hill an exception project in comparison.
There is a web site to Targhee HIll if you have further interest as I am not certain if I can provide that on this mechanism with Trulia. Please e-mail and we can correspond further.
Julie F. Bryan
Windermere Real Estate/Teton Valley
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