Research Methodology and Data Sources

Source Hierarchy

Investment decisions require certainty about data provenance. Eagle research follows a strict five-tier source hierarchy:

Tier 1: Government Sources (Highest Authority)

Official municipal, county, state, and federal publications. These sources establish legal and regulatory facts.

Eagle-specific primary sources:

City of Eagle Municipal Code — https://codelibrary.amlegal.com/codes/eagleid/latest/eagle_id/0-0-0-1
City of Eagle Planning & Zoning Department — https://www.cityofeagle.org/185/Planning-Zoning-Department
Ada County Assessor — https://adacounty.id.gov/assessor/
U.S. Census Bureau (Population Estimates Program, American Community Survey) — https://www.census.gov
Idaho Legislature (SB 1352, SB 1354, Idaho Code §67-6539) — https://legislature.idaho.gov

Confidence level: VERIFIED
Update cadence: Ordinances monitored continuously; census data annually; legislative changes per session

Tier 2: Licensed MLS and Market Data Platforms

Subscription-based platforms aggregating transaction data from Multiple Listing Services and public records.

Eagle market sources:

Intermountain MLS (IMLS) — primary transaction data for Ada County
Redfin Eagle Housing Market (83616) — https://www.redfin.com/zipcode/83616/housing-market
Zillow Eagle Home Values — https://www.zillow.com/home-values/24464/eagle-id/
Realtor.com Eagle Market Trends — https://www.realtor.com/local/market/idaho/ada-county/eagle

Confidence level: VERIFIED (transaction data) / ESTIMATED (algorithmic valuations)
Update cadence: Monthly for median prices and inventory; weekly for active listings

Tier 3: Regional Planning and Economic Development

Metropolitan planning organizations and economic development agencies providing growth forecasts and infrastructure planning.

Eagle regional context:

COMPASS Idaho (Community Planning Association of Southwest Idaho) — https://compassidaho.org
Boise Valley Economic Partnership — https://bvep.org

Confidence level: ESTIMATED (projections) / VERIFIED (historical data)
Update cadence: Quarterly reports; annual comprehensive plans

Tier 4: Industry Research and Brokerage Reports

Commercial real estate research firms and institutional brokerages publishing market surveys.

Treasure Valley sources:

Cushman & Wakefield Idaho Market Reports
CBRE Boise Market Outlook
Colliers International Treasure Valley Research

Confidence level: OPERATOR (survey-based) / ESTIMATED (projections)
Update cadence: Quarterly or semi-annually

Tier 5: Renew Internal Analysis

Proprietary underwriting models, portfolio performance data, and operator interpretation of market conditions.

Methodology:

Comparative analysis across 50+ Eagle transactions (2023–2026)
Underwriting models calibrated to Treasure Valley acquisition criteria
Operator experience synthesizing regulatory changes with market velocity

Confidence level: OPERATOR
Update cadence: Continuous; published quarterly or when material conditions change

Critical disclosure: Tier 5 analysis represents Renew's interpretation of market conditions based on direct transaction experience. It is not a substitute for independent due diligence. All investment decisions require verification of current ordinances, market data, and property-specific conditions.

Geographic Scope Definitions

Eagle market data requires precise geographic boundaries. Mixing city, county, and metro-level data creates false comparisons.

City of Eagle

Definition: Municipal boundaries of the City of Eagle, Idaho
Population (2023 ACS 5-Year): 31,490
Use case: Zoning ordinances, city-specific development regulations, municipal services

Ada County

Definition: County boundaries including Boise, Meridian, Eagle, Kuna, Star, Garden City
Population (2023 PEP): 524,673
Use case: Property tax rates, county assessor data, regional market comparisons

Boise MSA (Metropolitan Statistical Area)

Definition: Ada County + Canyon County (U.S. Census Bureau designation)
Population (2023): ~800,000 (estimated)
Use case: Employment data, migration trends, regional economic indicators

Treasure Valley

Definition: Informal regional designation typically encompassing Ada and Canyon counties; no official boundary
Use case: Real estate marketing, regional growth narratives
Caution: Not a standardized geography; verify source definition before citing

ZIP Code 83616

Definition: Primary Eagle ZIP code; closely aligns with city boundaries but may include unincorporated areas
Use case: MLS data aggregation, demographic snapshots
Caution: ZIP boundaries do not match municipal boundaries; use city data for regulatory questions

Renew take: All Eagle market briefs default to city-level data unless explicitly noted. County or metro comparisons are labeled with geographic scope in every citation.

[RENEW_TAKE scope='city' scope_id_or_slug='eagle' take_text='All Eagle market briefs default to city-level data unless explicitly noted. County or metro comparisons are labeled with geographic scope in every citation.']

Confidence Levels and Data Quality

Not all market data carries equal certainty. Eagle research assigns confidence levels to every published metric.

VERIFIED

Definition: Data sourced directly from government records, licensed MLS platforms, or official municipal publications
Examples: Median sale price of $790,000 (Redfin Eagle Housing Market, March 2026, geography_subject: Eagle, geography_scope: City, confidence: VERIFIED); zoning ordinance text (City of Eagle Municipal Code); population (U.S. Census Bureau)

Disclosure: "Verified" does not guarantee future performance; it confirms the data source is authoritative for the stated period.

ESTIMATED

Definition: Algorithmic valuations, survey-based projections, or interpolated data where direct measurement is unavailable
Examples: Zillow Zestimate, COMPASS population forecasts, cap rate surveys
Disclosure: Estimates may diverge from transaction reality; use for directional guidance, not underwriting.

OPERATOR

Definition: Renew internal analysis based on portfolio experience, transaction history, or market observation
Examples: "Renew take:" paragraphs, underwriting assumptions, neighborhood character assessments
Disclosure: Operator analysis reflects Renew's interpretation and is not a substitute for independent verification.

DATED

Definition: Data older than 12 months or superseded by more recent publications
Examples: 2020 Census (when 2023 ACS is available), outdated ordinance text
Disclosure: Dated sources are cited only when current data is unavailable; always note the publication date.

Flagging protocol: Any metric without a confidence level triggers a `` flag and is not published until resolved.

Update Cadence by Data Type

Eagle market conditions change at different velocities. Update frequency matches the data type.

Continuous Monitoring

Ordinance changes: City Council agendas reviewed weekly; ordinance amendments tracked within 48 hours of passage
Legislative updates: Idaho Legislature monitored during session (Jan–Apr); emergency bills tracked year-round
MLS inventory: Active listings and new construction monitored weekly via IMLS and Redfin

Monthly Updates

Median sale price: Updated first week of each month using prior month's closed transactions (Redfin, IMLS)
Days on market: Updated monthly; 30-day rolling average
Rental rates: Updated monthly via Realtor.com and NARPM Treasure Valley chapter data

Quarterly Updates

Market briefs: Published within 30 days of quarter-end (Q1: Apr 30, Q2: Jul 31, Q3: Oct 31, Q4: Jan 31)
Neighborhood briefs: Rotated quarterly; each Eagle neighborhood reviewed annually
Cap rate surveys: Published quarterly using Cushman & Wakefield and CBRE regional reports

Annual Updates

Population estimates: Updated July 1 each year using U.S. Census Bureau PEP vintage
Comprehensive plans: Reviewed annually; major updates flagged immediately
Methodology page: Reviewed annually; updated when source hierarchy or confidence standards change

Event-Triggered Updates

Ordinance updates: Published within 7 days of effective date
Legislative changes: Published within 14 days of governor signature
Material market shifts: Published when median price moves >10% in 90 days or inventory changes >25% in 60 days

Staleness disclosure: Any metric older than its stated update cadence is flagged with [DATED: last updated YYYY-MM-DD] until refreshed.

Citation Standards

Every numeric claim on Eagle pages includes inline citation and structured metadata for ingestion.

Inline Citation Format

[Metric value] ([Source name], [Period], [Date accessed])

Example: Median sale price of $790,000 (Redfin Eagle Housing Market, March 2026, accessed May 2, 2026)

Stat Card Annotation

Every key metric emits a [STAT_CARD] block for pull-stat rendering:

value: $790,000
label: Median Sale Price
source: Redfin Eagle Housing Market
period: March 2026
date_accessed: 2026-05-02
confidence: VERIFIED
geography: City of Eagle
[/STAT_CARD]

Ordinance Citation Format

[Ordinance name] ([Code section], effective [Date], [Official URL])

Example: Eagle City Code Title 8 (Zoning) (8-2-1 Districts, effective January 1, 2024, https://codelibrary.amlegal.com/codes/eagleid/latest/eagle_id/0-0-0-1)

Renew Take Annotation

All operator interpretation is labeled at paragraph start and tagged for filtering:

Renew take: Eagle's extended days-on-market (83 days vs. Ada County's 59 days) signals softer demand relative to supply, increasing carrying costs for investor-owners.

Verification Protocol

Publication-safe content requires multi-step verification before release.

Pre-Publication Checklist

Source verification: Every metric traces to Tier 1–4 source or is flagged ``
Date verification: Every source includes access date or publication date
Geography verification: Every metric specifies city / county / metro / ZIP
Confidence verification: Every metric assigned VERIFIED / ESTIMATED / OPERATOR / DATED
Ordinance verification: Every zoning reference cites code section + effective date + official URL
Cross-reference verification: Related pages (neighborhood, asset class, deep guide) linked bidirectionally

Post-Publication Monitoring

Quarterly audit: All Eagle pages reviewed for stale data (>90 days past update cadence)
Ordinance watch: City Council agendas monitored for zoning amendments affecting published content
Market-shift triggers: Median price or inventory changes >10% trigger immediate brief publication

Correction Protocol

Errors are corrected within 24 hours of identification. Corrections are logged in the page's [UPDATE_LOG_ENTRY] with change_type: correction and change_summary describing the error and fix.

Sources

City of Eagle Municipal Code
https://codelibrary.amlegal.com/codes/eagleid/latest/eagle_id/0-0-0-1
Accessed: 2026-05-05

City of Eagle Planning & Zoning Department
https://www.cityofeagle.org/185/Planning-Zoning-Department
Accessed: 2026-05-05

Ada County Assessor
https://adacounty.id.gov/assessor/
Accessed: 2026-05-05

U.S. Census Bureau
https://www.census.gov
Accessed: 2026-05-05

Idaho Legislature
https://legislature.idaho.gov
Accessed: 2026-05-05

Redfin Eagle Housing Market
https://www.redfin.com/zipcode/83616/housing-market
Accessed: 2026-05-05

COMPASS Idaho
https://compassidaho.org
Accessed: 2026-05-05

For questions about methodology or data sources, contact Renew Research at research@renewregroup.com.

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change_type: created
change_summary: "Initial publication of Eagle research methodology and data sources."
editor_name: "Renew"
change_date: 2026-05-05 [/UPDATE_LOG_ENTRY]