Denise Abmont & Joe Abmont - Abmont Realty Group

10/16/2026

Yes, and not in the polite sense where everyone says a thing is negotiable and then quotes you the same number. There is no standard rate in Idaho, there never was one legally, and since 2024 the paperwork has to say so out loud.

Yes. Commissions are not set by law, by any association, or by any government body, and they are fully negotiable between you and the brokerage you hire. Written buyer agreements are now required to disclose that fact explicitly, per the National Association of REALTORS. What you are negotiating is a package of services and a price, and both sides of that should be on the table.

A few things worth knowing:

- No law, agency, or association sets real estate commission rates in Idaho.
- Written buyer agreements must disclose that commissions are fully negotiable.
- Rate and scope of service are two separate levers, and both move.

Setting or coordinating commission rates across competing brokerages would be a serious antitrust problem, which is precisely why no association or regulator publishes one. Individual brokerages set their own fees, and those fees vary by firm, by service level, by property type, and by market conditions. Two agents in the same Meridian office can quote differently on the same house.

On the listing side, ask what is included. Professional photography, drone or video, staging consultation or actual staging, floor plans, paid placement beyond the standard syndication, print, open houses, and who physically shows the home. A lower rate that omits professional photography on a $595,000 asset, in a county where the median was exactly that in August, per Boise Regional REALTORS, is a false economy. Photos are what buyers see first.

If you are working through this and want a second opinion on your situation, we are happy to talk it through. Abmont Realty Group, 208-789-4320, or find us at abmontrealtygroup.com.

10/15/2026

What a day on the Blue Turf! 🏈💙

I got to take in a full Boise State home game this weekend, and during halftime I stepped out onto the field for the “Realtor of the Game” challenge, sponsored by Boise Hunter Homes. I made 2 of 3 shots in front of 30,000 fans, and the prize is a big one: $20,000 off the purchase of a brand-new Boise Hunter home for my next buyer client. https://www.youtube.com/watch?v=Xt7lpsvZgsk

The team closed out a big win too, so it was a great night all around.

If you’ve been considering new construction in the Treasure Valley, that $20,000 is ready to go to work for someone. Message me or call our office at (208) 789-4320 and let’s talk about your next move.

What an incredible game day on the iconic Blue Turf at Boise State ...

10/15/2026

Game day on the Blue Turf, and I came home with $20,000 for my next buyer. 🏈💙

Boise Hunter Homes sponsors a “Realtor of the Game” challenge at halftime, and this time it was my turn under the stadium lights. Two out of three shots went in, which means $20,000 off the purchase of a brand-new Boise Hunter home for my next buyer client.

Thinking about buying your first home, upgrading to new construction, or selling in Idaho, having the right local agent on your side makes all the difference. If you're looking to put that $20,000 builder incentive to work on your next move, reach out today!

10/14/2026

The short version is that it depends on what you negotiated, and that sentence is the whole change. It used to be answered by the listing before you ever met your agent.

You do, contractually. In practice, the seller often still funds it. Since August 2024 your written agreement with your agent sets the amount your agent can be paid from any source, and they cannot collect more than that figure, per the National Association of REALTORS. Sellers and builders frequently agree to cover that cost as a concession. In Idaho this has always been a negotiation; what changed is that it is now enforced nationally to be one.

A few things worth knowing:

- Your agreement with your agent sets what your agent can be paid.
- Your agent cannot collect more than that amount from any source, per NAR.
- Sellers may still cover buyer agent compensation as a negotiated concession.

The seller pays it as a concession. This remains the most common outcome in the Treasure Valley. You ask for it in your offer the same way you would ask for a repair credit or a rate buydown, and the seller weighs it against the rest of your terms. It comes out of their proceeds at closing, which means it is negotiated alongside price rather than separately from it.

That does not mean sellers stopped offering. It means the offer is not advertised on the listing, so your agent has to ask on each property rather than read it off a screen. For you, the practical effect is a small delay and a slightly more deliberate conversation. Before you write, your agent should confirm in writing what, if anything, the seller is willing to contribute.

If you are working through this and want a second opinion on your situation, we are happy to talk it through. Abmont Realty Group, 208-789-4320, or find us at abmontrealtygroup.com.

10/13/2026

If you’ve been dreaming about trading a city lot for some real elbow room, this one’s worth a look. 🏡 FULL EPISODE HERE: https://www.youtube.com/watch?v=2xzt-78RGyY

Joe toured a brand-new build on two full acres in Flying Arrow Landing, just outside Wilder in Snake River w**e country. The showstopper is the garage. Past the extra-deep two-car side, an RV bay runs about 50 feet with a 50-amp hookup on the wall, and Joe points out you can fit a 25-ft RV and a boat end to end.

Inside, you get a front office, a great room anchored by a stone-to-ceiling fireplace, and quartz carried through the kitchen, bathrooms, and laundry. The kitchen has a pot filler and bar seating for four, and the pantry has four outlets so your small appliances stay out of sight. The primary suite opens right onto the back patio, with a soaking tub, a shower tiled to the ceiling, and dual sinks.

Joe also opens up the crawl space hatch, which is a great explainer if you’re coming from a state where most homes sit on a slab. Outside there’s a covered patio with a gas stub, a 1,000-gallon propane tank, and plenty of open ground for a shop, garden, or chickens.

Joe moved to Idaho about a decade ago himself, so he knows the questions that come up when you’re making a move like this. Watch the full tour and give us a call at (208) 789-4320 if you’d like to talk through acreage living in Canyon County.

Don't forget to grab our free Idaho Buyers Guide → https://www.abmo...

10/13/2026

Two acres in Wilder with a 50-ft RV bay attached to the garage 🚐

Joe takes you through this brand-new build in Flying Arrow Landing, where the RV, the boat, and a garden all have room without anyone squeezing. Inside there’s a front office, a great room with a stone fireplace that runs all the way to the ceiling, and quartz in the kitchen, bathrooms, and laundry room.

The pantry even has four outlets, so the coffee maker and blender can live behind a door instead of on your counter. Out back, the covered patio has a gas stub and power ready for a smoker, and past the lawn there’s open ground for a shop or a few chickens.

If you’re thinking about moving to Idaho and want space to spread out, give us a call or click the link in our bio to get more info.

10/12/2026

You called about a house and the agent said they need you to sign something first. Here is what that document actually is in Idaho, what it commits you to, and why it is a much smaller thing than most buyers assume.

An RE-5 Prior to Showing Agreement. It is a single page, it states whether the agent charges a fee to show homes, it can be terminated by any party at any time, and it says in plain language that signing it does not create an agency relationship of any kind. You will also receive the Idaho Agency Disclosure Brochure, which explains the difference between a customer and a client. Neither one hires anybody.

A few things worth knowing:

- The RE-5 Prior to Showing Agreement is what Idaho REALTORS need before showing homes.
- The RE-5 expressly creates no agency relationship and ends whenever any party says so.
- Abmont Realty Group does not charge a fee to show homes.

The form opens with a promise from the licensee to provide professional, personal, and ethical service to tour homes that are marketed for sale, and it notes that REALTORS are required to have a signed written agreement before showing homes to buyers. Then it states that real estate brokerage commissions are not set by law and are fully negotiable.

A representation agreement is a separate document that makes you a client. The RE-5 does not do that, does not commit you to work with the agent, does not lock you to a term, and does not obligate you to buy anything through them. You can sign one with three different agents in a weekend and owe nothing to any of them.

If you are working through this and want a second opinion on your situation, we are happy to talk it through. Abmont Realty Group, 208-789-4320, or find us at abmontrealtygroup.com.

10/11/2026

We need your help! 🫶.
Your favorite real estate team (Abmont Realty) is nominated for 2026 Boise Favorites and every vote means the world to us. ♥
You'll find "Abmont Realty Group" under
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Thank you much for your support!
And guess what, you can vote everyday until Oct 23???!!!

Vote once per day from October 5 through October 23.

10/11/2026

Thinking about selling this fall? 🍂 Andrew Elliott has four tips that can make a real difference: price it right from day one, make a great first impression, stay open to negotiating, and know when it’s time to adjust. They sound simple, but they matter more than most sellers expect.

He also shares a few favorite ways to enjoy fall around Boise, from pumpkin picking at Lowe Family Farmstead to an afternoon on the Greenbelt or casting a line in the Boise River.

That’s just a sneak peek at our October newsletter. Every month we send real estate tips and local happenings around the Treasure Valley straight to your inbox. Click the link in our bio to subscribe so you never miss an issue! 🎃

10/11/2026

Take a tour with us through a modern estate in Eagle, Idaho! 🏡
Full home tour here: https://www.youtube.com/watch?v=XwJQk37eV30

Eagle sits just outside Boise, and it’s where a lot of the Treasure Valley’s custom luxury homes are being built. You get acreage, thoughtful architecture, and the Boise River and Foothills only minutes away. Whether you’re planning a move to Idaho or you just love a good home tour, we think you’ll enjoy this one.

Questions about the Eagle market? Send us a message anytime, we’re always happy to help.

Step inside one of the Treasure Valley’s most breathtaking modern e...