The smell of fresh dirt and framing lumber hangs in the air at Ten Mile and Interstate 84, where Meridian's next big retail hub is just starting to break ground. If you have been watching the Boise market, you have heard the buzz about The District, the same team that built the Village back in 2013 is doing it again, and this time they are bringing Target, Costco, In-N-Out, and Lifetime Fitness to a corner that was empty farmland two years ago. The construction fencing is up, the wide streets are going in, and the neighborhoods nearby have not yet felt the premium pricing that comes when a major shopping center opens its doors.

One of Meridian's top neighborhood: Southridge, built by CBH Homes, where a 4-bed, 2-bath corner lot with mountain views lists at $520,000. That is about $80,000 under the current Meridian average, and it is a ten-minute drive from a development that will not be finished until 2027. For first-time buyers who want to get in before the equity wave hits, or for high-income earners looking for a rental property with early depreciation benefits, this is the window. I bought on Ten Mile for the same reason, I wanted the equity growth that comes when a sleepy intersection turns into the next Village.

Meridian is the fastest-growing suburb in the Boise metro, and Boise itself is pushing 235,000 to 250,000 people now. The District is not just another strip mall. It is the kind of anchor that changes commute patterns, attracts California transplants who want their In-N-Out fix, and gives local mom-and-pop shops a reason to open second and third locations across the Treasure Valley. If you are relocating to Idaho and trying to figure out where the growth is headed, this is the area to watch.

Table of Contents

• The District (aka Village 2.0): Target, Costco, and the 2027 Timeline
• Southridge: CBH Homes at $520K Near the District
• Traffic, Commute, and What It Feels Like to Live Here
• Which Area Is Right for You
• Conclusion

The District (aka Village 2.0): Target, Costco, and the 2027 Timeline

The District sits at Ten Mile and Interstate 84, and if you drive past it today, you will see construction equipment, dirt piles, and the early stages of what will eventually be Meridian's second Village. The same builders who developed the original Village in 2013 are behind this project, and they are not estimating completion until 2027. That is a long runway, and it is exactly why buyers are circling the neighborhoods nearby right now, before the premium pricing kicks in.

Here is what is coming: Target , which is always a draw for families and anyone who considers a Target run a form of therapy. Costco , which will be the second location in Meridian (they already have one, plus locations in Boise, Nampa, and plans for Eagle and potentially Kuna). Costco is huge here, not just for bulk groceries but for cheap gas in a state where people drive everywhere and gas prices make you want to sign your soul away at the pump. In-N-Out Burger is also on the list, expanding into Idaho because so many California transplants have moved here and the market is ripe for it. And finally, Lifetime Fitness , a high-end gym franchise with a country club feel, think yoga, Pilates, jacuzzis, cold plunges, saunas, steam rooms, and even a Ferris wheel at some locations. It is not your basic 24-hour gym.

The District is not just about big-box retail. You are already seeing smaller franchises and mom-and-pop shops grow across the Treasure Valley as Meridian's population explodes. Topgolf is coming. Local coffee shops and restaurants are opening second locations. The intersection at Ten Mile and Vanguard already has a CapEd bank under construction, a Chick-fil-A, a Zuppa's Cafe, a Shields (which I describe as Dick's Sporting Goods on crack, everything outdoors, plus a Ferris wheel inside), Costa Vida, Churros Bros, Blaze Pizza, and a Dutch Bros that my girlfriend visits every single day. Two years ago, most of that corner was empty.

The streets going in are wider than the old Meridian grid, built to handle the population growth that is already here and the traffic that is coming. Right now, the interstate access is smooth, and the morning rush (7-9 AM) and evening rush (4-6 PM) add maybe 10 to 15 minutes to your commute. If you are moving from Los Angeles, Denver, or Seattle, where traffic means an extra 45 minutes to 2 hours, you will laugh at what we call congestion here. The infrastructure is being built ahead of the demand, which is rare and smart.

If you are the kind of buyer who wants to be close to something before it is finished, before the premium pricing hits, before every lot near the shopping center is spoken for, this is your moment. The neighborhoods around The District have not been affected yet. That will change by 2027.

Southridge: CBH Homes at $520K Near the District

Southridge is a CBH Homes neighborhood about a ten-minute drive from The District construction site, and it is exactly the kind of community that benefits from being early to a growth area. CBH is the number one builder in Idaho by volume, not by quality, not by finish, but by the sheer number of homes they put up every year. These are starter homes, or homes for people who are relocating and want to test the area for a couple of years before they upgrade. They are also great for investors who want a rental property in a market that is still affordable by Meridian standards.

The example home I toured is a 4-bed, 2-bath, 2,025-square-foot house on a 0.15-acre corner lot , listed at $520,000 . That is about $80,000 under the current Meridian average of $600,000, and it is new construction, which means you get a blue-tape walk-through to flag any dings or scratches before you close. The corner lot has no immediate neighbors on one side, and the backyard faces a quiet street, not a major thoroughfare, just occasional traffic. You get views of the Boise foothills and Bogus Basin from the covered patio, which is a rare inclusion for CBH. They do not typically throw in covered patios, but they did here, and that is a big deal in Idaho where you want to barbecue year-round without standing in the snow or the summer sun.

Inside, the layout is simple and functional. You walk into a wide hallway with two bedrooms immediately to the left, both with carpet (CBH does LVP flooring throughout the rest of the house and carpet in the bedrooms). The second bedroom is slightly larger and street-facing, with a big closet. Down the hall, you have a two-car garage that comes unfinished, so you can paint it black or leave it as-is. There is a coat closet, a laundry room with the HVAC unit, and then the primary bedroom, which is huge, I counted ten steps from the door to the far wall. The primary bathroom has shelving, a walk-in shower, and a walk-in closet. The home also includes quartz counters, which is an upgrade from the laminate CBH usually installs, and gas stoves, which I personally love.

The living room and kitchen share one vaulted-ceiling space with an echo you can hear when you clap. Some buyers set up the middle section as a dining room next to the living room. The kitchen has a walk-in pantry, quartz counters that match the rest of the house, and gas appliances. The covered patio opens to a backyard that will be landscaped by the builder after purchase, sod, rocks, bushes, the basics. Right now it is dirt because we are in that weird transition from winter to spring, but CBH handles the landscaping as part of the deal, which is a nice touch in an HOA community.

Southridge is in an HOA, though the monthly fee was not specified in the tour. The builder handles the front and back landscaping, which is one less thing to worry about if you are relocating from out of state and do not want to deal with sprinklers and sod installation. The neighborhood is close enough to The District to benefit from the equity growth when that shopping center opens, but far enough away that you are not paying the premium yet. If you are a first-time buyer who wants to get into Meridian before prices climb, or a high-income earner looking for a rental property with potential early depreciation tax benefits (I am not a financial advisor, but talk to yours about that), this is a solid entry point.

CBH builds volume, not luxury. The finishes are basic, the layouts are straightforward, and you are not going to get custom cabinetry or high-end tile. But you are getting a new home in a growing area at a price point that is still accessible, and that is the trade-off. I bought on Ten Mile for the same reason, I knew the equity would grow as The District developed, and I wanted to be here before everyone else figured it out.

Traffic, Commute, and What It Feels Like to Live Here

Living near The District means you are 15 minutes from Eagle State Park, 45 minutes from Bogus Basin for skiing and snowboarding, and 20 to 25 minutes from downtown Boise with no traffic. The interstate access at Ten Mile and I-84 is smooth, and the morning and evening rush hours (7-9 AM and 4-6 PM) add maybe 10 to 15 extra minutes to your drive. If you are moving from a city where traffic means an extra hour or two, this will feel like nothing. I have had clients from Los Angeles, Denver, and Seattle laugh when I apologize for the congestion here, because what we call traffic is what they call a normal Tuesday.

The streets around The District are being built wider to handle the population growth. Meridian is the fastest-growing suburb of Boise, and Boise itself is sitting at around 235,000 to 250,000 people now. Idaho is growing fast, and the infrastructure is trying to keep up. The wide streets, the interstate access, and the fact that construction is happening now, before the shopping center opens, means the area is being planned for the future, not just reacting to it.

You are also close to the amenities that are already here: Shields, Chick-fil-A, Zuppa's Cafe, Dutch Bros, Costa Vida, Blaze Pizza, a gas station on every corner, and a growing number of mom-and-pop shops that are opening second and third locations across the Treasure Valley. The Discovery Park area has a Grocery Outlet, a dental office, Carnitas, a UPS Store, and a Panda Express, plus another bank under construction. The retail and restaurant scene is filling in fast, and it is not just big franchises, local businesses are finding success here too.

If you are a foodie, you have options. If you like the outdoors, you have Eagle State Park, Bogus Basin, and the Boise foothills all within a short drive. If you want a gym, Lifetime Fitness is coming. If you want to shop, Target and Costco are on the way. The area is not finished yet, but that is the point. You are getting in before it is.

Which Area Is Right for You

If you are trying to decide between buying near The District now or waiting until the shopping center is finished, here is how I would break it down. Choose Southridge or another neighborhood near The District if you want to get in before the premium pricing hits, if you are a first-time buyer looking for an affordable entry point in Meridian, or if you are an investor who wants a rental property in a high-growth area with potential tax benefits. You are betting on the equity growth that comes when a major retail hub opens, and you are willing to live through a few years of construction noise and unfinished infrastructure to get that payoff.

Wait if you do not want to deal with construction, if you need finished amenities right now, or if you are not comfortable with the risk that the development timeline could shift. The District is not opening until 2027, and that is a long time to wait for Target and Costco to be walkable from your house. If you want the amenities now, look at neighborhoods near the original Village or in established parts of Meridian where the shopping and dining are already built out.

The trade-off is price. Southridge is about $80,000 under the current Meridian average, and that gap will shrink as The District gets closer to opening. If you are okay with being early, this is the window. If you need everything finished and walkable today, you will pay more for that convenience.

Conclusion

The District is Meridian's next big thing, and the neighborhoods around it are still affordable because the shopping center will not open until 2027. Southridge is one of those neighborhoods, CBH Homes, $520,000 for a 4-bed, 2-bath corner lot with mountain views, and a ten-minute drive from where Target, Costco, In-N-Out, and Lifetime Fitness are going in. If you are a first-time buyer, an investor, or someone who wants to get in before the equity wave hits, this is the area to watch.

I bought on Ten Mile for the same reason. I knew The District was coming, and I wanted the equity growth that comes when a sleepy intersection turns into the next Village. If you are relocating to Idaho and trying to figure out where the growth is headed, let's talk. I know this market inside and out, and I can help you build a game plan that makes sense for your timeline and your budget. Call me, text me, or email me. Let's hop on a quick 15-minute call and figure out what makes sense for you.