Gem County · Idaho
Flat Fee MLS Listing in Emmett, Idaho
List your Emmett home on the MLS for one flat fee, from $399, instead of a listing commission that grows with your sale price. A licensed Idaho broker publishes the listing, and you keep control of the sale.
Call or text 801-864-3449
Treasure Valley
JupiDoor in Emmett
Emmett is the Gem County seat, on the south bank of the Payette River where State Highway 16 drops over Freezeout Grade into the Emmett Valley. The town was platted in 1883 and incorporated in 1900, and its older blocks sit close to downtown. Around it, the Emmett Bench and the valley floor are orchard, hay and pasture ground watered by irrigation ditches, with acreage homes mixed in. Fruit growing earned the valley its old "Gem of Plenty" label and still anchors the Cherry Festival each June. Many owners commute to Eagle and Boise.
Emmett homes are listed on the Intermountain MLS, one of the Idaho MLSs JupiDoor lists on. Your listing goes on it under a licensed Idaho brokerage, and from there to the sites buyers search.
Local knowledge
What sellers in Emmett should know
Acreage on the Emmett Bench is often served by the Emmett Irrigation District through open ditches, so buyers want to know how many water right acres convey, the assessment, and how water reaches the field.
Inside city limits, the City of Emmett offers pressurized irrigation as a utility separate from drinking water, so say whether your lot is connected or waters the yard from the city tap.
Buyers commuting to Eagle and Boise drive State Highway 16 over Freezeout Grade, and ITD's new SH-16 extension to Interstate 84 is on track to open in 2027, which matters to Meridian and Nampa commuters.
Emmett participates in the National Flood Insurance Program and has its own flood control ordinance, so check the flood zone early on homes near the Payette River, since a lender may require flood insurance.
Emmett Independent School District 221 is the only K-12 district in Gem County, so buyers comparing an in-town house with a rural parcel near Letha or Sweet are looking at the same schools.
Neighborhoods
Where people buy in Emmett
Downtown Emmett
The original town grid on the south side of the Payette River, platted in 1883, has older single-family homes on small lots within walking distance of downtown shops, the public library and city parks. Buyers here tend to be first-time owners and downsizers who want city water, sewer and irrigation service.
Emmett Bench
Level farm ground above the valley floor, much of it served by the Emmett Irrigation District, with orchards, hay fields and acreage homesites, some in newer developments with pressurized irrigation. Buyers usually want room for animals, a shop or a large garden and ask exactly which water rights come with the land.
Letha
A small census-designated community west of Emmett made up mostly of farms and rural homes on larger parcels. Letha Irrigation & Water Co. serves farm ground in the area, and buyers are usually looking for working acreage within a short drive of Emmett's stores and schools.
Sweet and Montour
Small unincorporated communities up the valley from Emmett, with rural homes on larger parcels and open range nearby. Buyers here trade a longer drive for space and quiet, and road access, wells and septic systems get more attention than they would in town.
Black Canyon
East of town, the Black Canyon Diversion Dam, built in the early 1920s, backs up the Payette River into Black Canyon Reservoir. Homes and acreage on this end of the valley draw buyers who want quick access to the water for boating and fishing.
Your Idaho broker
Mike Heslop
Founder, Principal Broker & Owner of JupiDoor
Mike founded JupiDoor to price real estate the way he thought it should be priced. He is a REALTOR® and the licensed broker behind every Idaho home we put on the MLS.
- Licensed full time since
- January 2015
- Idaho licenses
- DB54652 · Brokerage 1071281
- Member of
- Boise Regional Realtors
- Career totals
- 500+ closed transactions · $300 million
Flat Rate Selling Packages for Idaho Sellers
MLS Starter
- Listing on your local MLS
- Listed on Zillow, Realtor.com, etc.
- Listed on Local Broker Websites
- Access to all real estate documents
- Comparable Properties
- All phone calls directed towards you
- 10 Photos listed on the MLS
- 5 Free MLS changes
- 1 Open house posting
$399
Sign UpMLS Premium
- Listing on your local MLS
- Listed on Zillow, Realtor.com, etc.
- Listed on Local Broker Websites
- Access to all real estate documents
- Comparable Properties
- All phone calls directed towards you
- 60 Photos listed on the MLS
- Unlimited open house postings
- Unlimited MLS changes
- Offer Reviews and Consulting
- Handling of paperwork
$499
Sign UpFull Service Realtor
- Listing on your local MLS
- Listed on Zillow, Realtor.com, etc.
- Listed on Local Broker Websites
- Access to all real estate documents
- We handle all paperwork
- Comparable Properties
- We take all phone calls
- Unlimited photos on the MLS (as many as the MLS allows)
- Unlimited open house postings
- Unlimited MLS changes
- Full negotiation Support
- One-on-one Virtual meeting
- For Sale Sign
- Lockbox
How it works
Listing in Idaho, step by step
Five steps from picking a package to closing. Everything in between happens in your account.
- 1
Choose a package
Pick from MLS Starter, MLS Premium, Full Service Realtor, and add anything else you want. You pay once, when you sign up.
- 2
Complete the online listing
Your address, price, property details, photos and MLS information all go in through your dashboard, at whatever pace suits you.
- 3
We put it on the MLS
A licensed broker reviews what you entered and publishes the listing to your local MLS, which feeds Zillow, Realtor.com and local broker sites.
- 4
Showings and offers
Buyers and their agents reach you through the listing. On MLS Premium and Full Service Realtor we read the offers with you before you sign anything.
- 5
Close and keep your equity
There is no listing-side commission taken out of your sale — only the Full Service Realtor package adds 0.5% at closing.
Your Potential Savings
Set your Idaho sale price to see what a 3% listing-side commission would cost you, and what you keep instead.
Traditional listing commission at 3%
$15,000
Most you could keep
$14,601
with MLS Starter at $399
MLS Starter
You keep$14,601
You pay $399
MLS Premium
You keep$14,501
You pay $499
Full Service Realtor
You keep$12,001
You pay $2,999 ($499 + 0.5% at Closing)
What you payWhat you keep
An estimate of the listing side only. A buyer’s agent commission, if you offer one, is separate.
FAQ
Emmett questions
- There are 3 packages: MLS Starter at $399, MLS Premium at $499, Full Service Realtor at $499 plus 0.5% at closing. The package price is paid up front, when you sign up, instead of a listing commission. A buyer's agent commission, if you choose to offer one, is separate and is yours to set.
- Emmett homes are listed on the Intermountain MLS. In Idaho, JupiDoor lists on the Intermountain MLS, Pocatello MLS and Snake River MLS, so your home goes on the one that covers your area, and from there to Zillow, Realtor.com and local broker websites.
- State Highway 16 is Emmett's main link to the Boise area. From town it climbs out of the valley on Freezeout Grade, a descent of more than 500 vertical feet, and runs south to US-20/26 near Eagle. The Idaho Transportation Department is extending SH-16 south as a four-lane, limited-access highway from State Highway 44 to Interstate 84, with interchanges at SH-44, US-20/26, Ustick Road, Franklin Road and I-84. ITD says the corridor is on track to open in 2027, giving Emmett commuters a direct freeway connection toward Meridian and Nampa.
- Irrigation along the Payette River in this valley goes back to 1863, and the Black Canyon Diversion Dam east of town was built in the early 1920s to support it. Today, homes inside Emmett can be served by the city's pressurized irrigation utility, which is separate from drinking water. Out on the Emmett Bench, much of the farm ground is in the Emmett Irrigation District, which delivers water by ditch for flood irrigation, and Letha Irrigation & Water Co. serves land to the west. Buyers should confirm which provider serves a property and what shares or water right acres transfer.
- Emmett Independent School District 221 serves the city and is the single K-12 district in Gem County, so homes in town and in outlying communities such as Letha, Sweet and Ola fall in the same district. That makes school questions simpler than in the larger Treasure Valley cities, where several districts can meet within a few miles. Buyers should still check bus routes and which elementary school an address is assigned to directly with the district before making plans.
- That is your call. Many sellers still offer something toward the buyer's agent to keep their home competitive, but it is optional, and since August 17, 2024 the offer can no longer be published on the MLS. You record what you are willing to offer when you set up your listing, and it is shared with buyer agents directly rather than on the listing. Whatever you offer, the listing-side savings are yours.
Ready to list your Emmett home?
Pick a package and start your listing online, or call and we will walk you through it.
Or call and text 801-864-3449
