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</style></head><body><header><div class="kicker">Research dossier • September 26, 2026</div><h1>Mountain views, real snow,<br>room to own five acres.</h1><p>A $600,000 search across the snowy West, led by academics and actual purchase economics. Start with West Side, Idaho and Buffalo, Wyoming; keep land-and-build options on a much tighter financial leash.</p></header><nav><a href="#map">Map & priorities</a><a href="#properties">Property leads</a><a href="#sales">Closed sales</a><a href="#build">Build economics</a><a href="#schools">Schools</a><a href="#checks">Parcel checks</a><a href="#routes">Scouting</a></nav><main>

<div class="stats"><div class="stat"><b>5+ acres</b><span>Hard minimum; smaller lots excluded</span></div><div class="stat"><b>$600,000</b><span>Final home price or all-in build</span></div><div class="stat"><b>8 areas</b><span>Prioritized and conditional markets</span></div><div class="stat"><b>Weekly</b><span>Tuesday morning search enabled</span></div></div>

<div class="callout"><b>My recommendation:</b> pursue existing-home records and view checks in West Side and Buffalo first. These offer the clearest practical path in this pass. None is yet a fully verified purchase recommendation. Manufactured and modular homes account for several attainable leads and are identified explicitly.</div>

<section id="map"><h2>Where the search is strongest</h2><p>Choose an area on the map or in the list. Priorities combine academic evidence, budget feasibility, landscape and residential snow. Tourism is a property-level filter; quieter streets have not been established through traffic counts.</p><div class="map-grid"><div><div class="map-wrap"><svg viewBox="0 0 720 580" aria-label="Western United States market map"><path 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class="state"><title>South Dakota</title></path><path d="M632.6,220.1L632.7,225.0L632.7,287.8L632.8,288.1L632.8,300.0L632.8,300.0L632.8,380.0L632.8,380.0L610.0,380.0L609.3,380.1L583.9,380.1L569.5,380.1L562.6,379.9L528.2,379.9L512.1,380.0L486.6,380.0L486.6,380.0L472.4,380.1L457.4,380.1L451.9,380.2L437.9,380.2L428.2,380.1L428.2,364.9L428.3,357.4L428.2,339.9L428.2,339.9L428.2,316.7L428.3,311.1L428.3,273.6L428.2,272.7L428.2,255.0L428.1,245.8L428.2,241.0L428.2,241.0L428.0,235.0L427.8,225.3L428.0,220.0L435.8,219.9L438.1,220.3L447.1,220.2L448.2,220.0L452.9,220.1L455.6,219.9L464.7,219.9L485.1,219.8L486.2,220.0L509.4,220.0L542.6,220.0L544.1,220.1L559.2,220.2L577.9,220.2L580.3,220.0L594.2,220.0L620.5,220.1L632.6,220.1Z" class="state"><title>Wyoming</title></path><path 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class="state"><title>California</title></path><path 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class="state"><title>Montana</title></path><path 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class="state"><title>Oregon</title></path><path d="M340.6,340.3L347.0,340.5L374.5,340.0L394.7,340.0L395.2,340.1L415.8,340.0L428.2,339.9L428.2,339.9L428.3,357.4L428.2,364.9L428.2,380.1L437.9,380.2L451.9,380.2L457.4,380.1L472.4,380.1L486.6,380.0L486.6,380.0L486.6,398.4L486.5,400.0L486.5,463.8L486.3,471.2L486.3,489.0L486.9,493.4L486.9,518.8L486.8,520.0L486.8,540.0L486.8,540.0L469.7,540.1L445.1,540.1L444.4,539.8L427.6,539.9L417.5,539.9L384.6,540.0L361.3,540.0L340.3,540.0L340.3,540.0L340.3,509.7L340.4,509.4L340.3,500.0L340.4,494.1L340.3,483.8L340.4,472.9L340.4,415.8L340.5,410.7L340.5,389.1L340.6,380.0L340.6,340.3Z" class="state"><title>Utah</title></path><path 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class="state"><title>Washington</title></path><path 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class="state"><title>Nebraska</title></path><path 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class="state"><title>Idaho</title></path><path d="M166.3,340.2L166.3,340.2L166.3,340.2L189.4,340.3L204.4,340.3L207.1,340.2L235.8,340.1L253.2,340.0L253.2,340.0L272.6,340.2L303.3,340.2L311.6,340.2L318.2,339.9L324.3,340.2L328.1,340.2L340.6,340.3L340.6,340.3L340.6,380.0L340.5,389.1L340.5,410.7L340.4,415.8L340.4,472.9L340.3,483.8L340.4,494.1L340.3,500.0L340.4,509.4L340.3,509.7L340.3,540.0L340.3,540.0L340.3,555.0L340.5,564.3L340.4,572.2L339.9,572.8L337.3,579.1L334.8,579.4L332.6,577.7L332.8,576.7L330.9,574.3L329.6,574.2L327.0,574.8L326.8,574.0L325.1,573.9L323.8,574.8L323.3,574.3L322.3,575.3L319.7,576.4L320.4,579.1L320.0,580.6L321.3,583.9L322.3,585.0L321.4,585.8L321.0,587.7L321.5,589.8L321.2,591.5L321.9,592.6L321.6,593.9L322.5,595.2L322.5,598.8L321.9,600.0L322.3,602.0L323.5,603.6L324.1,605.9L325.1,612.0L325.1,614.4L322.8,615.9L323.9,616.7L323.3,619.9L323.3,619.9L307.8,603.0L300.5,595.0L275.9,568.9L243.0,534.9L229.7,521.4L223.2,515.0L210.1,502.0L199.7,491.8L193.1,485.6L181.1,474.0L169.0,462.7L166.3,460.0L166.1,451.0L166.2,446.8L166.2,431.1L166.3,430.6L166.4,417.1L166.4,391.2L166.3,390.0L166.3,340.2Z" class="state"><title>Nevada</title></path><text x="166.27074032383408" y="120.0" class="state-label">WA</text><text x="166.27074032383408" y="260" class="state-label">OR</text><text x="327.1685546800516" y="235.99999999999994" class="state-label">ID</text><text x="458.81222097150226" y="140" class="state-label">MT</text><text x="526.0967615204659" y="311.9999999999999" class="state-label">WY</text><text x="400.30392484196864" y="440.0" class="state-label">UT</text><text x="578.7542280370461" y="444.00000000000006" class="state-label">CO</text><text x="254.03318451813453" y="440.0" class="state-label">NV</text><text x="137.01659225906727" y="500" class="state-label">CA</text><text x="400.30392484196864" y="560.0" class="state-label">AZ</text><text x="561.2017391981861" y="560.0" class="state-label">NM</text><g class="marker" tabindex="0" role="button" aria-label="Select Weston / Dayton / Clifton, ID" data-rank="1"><line x1="400.3858364565498" y1="336.832" x2="372.3858364565498" y2="353.832" stroke="#13766e"/><circle cx="400.3858364565498" cy="336.832" r="3" fill="#13766e"/><circle cx="372.3858364565498" cy="353.832" r="12" fill="#13766e"/><text x="372.3858364565498" y="357.832" text-anchor="middle" fill="white" font-size="12" font-weight="700">1</text><title>Weston / Dayton / Clifton, ID: First priority</title></g><g class="marker" tabindex="0" role="button" aria-label="Select Buffalo outskirts, WY" data-rank="2"><line x1="555.3801637332976" y1="246.08000000000004" x2="555.3801637332976" y2="246.08000000000004" stroke="#13766e"/><circle cx="555.3801637332976" cy="246.08000000000004" r="3" fill="#13766e"/><circle cx="555.3801637332976" cy="246.08000000000004" r="12" fill="#13766e"/><text x="555.3801637332976" y="250.08000000000004" text-anchor="middle" fill="white" font-size="12" font-weight="700">2</text><title>Buffalo outskirts, WY: First priority</title></g><g class="marker" tabindex="0" role="button" aria-label="Select Grace / Thatcher, ID" data-rank="3"><line x1="407.5794314656761" y1="322.7359999999999" x2="354.5794314656761" y2="314.7359999999999" stroke="#13766e"/><circle cx="407.5794314656761" cy="322.7359999999999" r="3" fill="#13766e"/><circle cx="354.5794314656761" cy="314.7359999999999" r="12" fill="#13766e"/><text x="354.5794314656761" y="318.7359999999999" text-anchor="middle" fill="white" font-size="12" font-weight="700">3</text><title>Grace / Thatcher, ID: Watch closely</title></g><g class="marker" tabindex="0" role="button" aria-label="Select Mead / north Spokane, WA" data-rank="4"><line x1="246.2632827921323" y1="106.7840000000001" x2="246.2632827921323" y2="106.7840000000001" stroke="#b0762f"/><circle cx="246.2632827921323" cy="106.7840000000001" r="3" fill="#b0762f"/><circle cx="246.2632827921323" cy="106.7840000000001" r="12" fill="#b0762f"/><text x="246.2632827921323" y="110.7840000000001" text-anchor="middle" fill="white" font-size="12" font-weight="700">4</text><title>Mead / north Spokane, WA: Conditional alternative</title></g><g class="marker" tabindex="0" role="button" aria-label="Select Afton / south Star Valley, WY" data-rank="5"><line x1="430.6755813628097" y1="313.05200000000013" x2="456.6755813628097" y2="313.05200000000013" stroke="#b0762f"/><circle cx="430.6755813628097" cy="313.05200000000013" r="3" fill="#b0762f"/><circle cx="456.6755813628097" cy="313.05200000000013" r="12" fill="#b0762f"/><text x="456.6755813628097" y="317.05200000000013" text-anchor="middle" fill="white" font-size="12" font-weight="700">5</text><title>Afton / south Star Valley, WY: Budget watch</title></g><g class="marker" tabindex="0" role="button" aria-label="Select Shelley / Firth fringe, ID" data-rank="6"><line x1="397.0742668956184" y1="286.952" x2="364.0742668956184" y2="271.952" stroke="#997671"/><circle cx="397.0742668956184" cy="286.952" r="3" fill="#997671"/><circle cx="364.0742668956184" cy="271.952" r="12" fill="#997671"/><text x="364.0742668956184" y="275.952" text-anchor="middle" fill="white" font-size="12" font-weight="700">6</text><title>Shelley / Firth fringe, ID: Hold: school conflict</title></g><g class="marker" tabindex="0" role="button" aria-label="Select Westcliffe, CO" data-rank="7"><line x1="590.6811442030516" y1="491.3480000000001" x2="590.6811442030516" y2="491.3480000000001" stroke="#997671"/><circle cx="590.6811442030516" cy="491.3480000000001" r="3" fill="#997671"/><circle cx="590.6811442030516" cy="491.3480000000001" r="12" fill="#997671"/><text x="590.6811442030516" y="495.3480000000001" text-anchor="middle" fill="white" font-size="12" font-weight="700">7</text><title>Westcliffe, CO: Hold: academics</title></g><g class="marker" tabindex="0" role="button" aria-label="Select Whitehall / Townsend, MT" data-rank="8"><line x1="396.9162944960689" y1="185.31599999999997" x2="396.9162944960689" y2="185.31599999999997" stroke="#997671"/><circle cx="396.9162944960689" cy="185.31599999999997" r="3" fill="#997671"/><circle cx="396.9162944960689" cy="185.31599999999997" r="12" fill="#997671"/><text x="396.9162944960689" y="189.31599999999997" text-anchor="middle" fill="white" font-size="12" font-weight="700">8</text><title>Whitehall / Townsend, MT: Lower priority</title></g></svg></div><p class="note">Map uses published U.S. state geometry. Markers use listing coordinates except Buffalo, which uses an approximate town reference. Numbered labels have leaders where locations are close. This is an area overview, not a parcel, school-boundary or driving map.</p></div><div><select id="market-select" aria-label="Choose market"></select><div id="market-card"></div></div></div></section>

<section id="properties"><h2>Current property leads</h2><p>Public-source status checked September 26, 2026; availability and asking prices can change. Open the listing before arranging a visit. The workbook includes parcel IDs, budget-gap formulas and research notes.</p><div class="filter-line"><label for="filter">Filter properties </label><input id="filter" placeholder="Try Buffalo, land, manufactured…"><span id="count" class="note"></span></div><div class="scroll"><table class=""><thead><tr><th>ID</th><th>Property / source</th><th>Ask</th><th>Acres</th><th>Type</th><th>Decision</th><th>Review</th></tr></thead><tbody><tr><td>P1</td><td><a href="https://www.landsearch.com/properties/958-s-highway-36-weston-id-83286/5127644" target="_blank" rel="noopener">958 S Highway 36, Weston ID</a></td><td>$624,900</td><td>5.48</td><td>Manufactured, 2000</td><td>Priority: price and condition check</td><td><details><summary>View and issues</summary><p>Aerial photos show mountain wall across farmland; highway, power lines and neighbors visible. Ground-level view unverified.</p><p>Original $650k; current $624.9k. Verify HUD/foundation/title, finished area, roof, well/septic. No price opinion from required discount.</p><p>West Side 202: Census point agrees; parcel RP01592.00</p></details></td></tr><tr><td>P2</td><td><a href="https://cbwyoming.com/listing-detail/1188099749/8-Highview-CT-Buffalo-WY" target="_blank" rel="noopener">8 Highview Ct, Buffalo WY</a></td><td>$525,000</td><td>5</td><td>Modular, 2018</td><td>Priority: verify size and view</td><td><details><summary>View and issues</summary><p>Mountain/lake views claimed; not independently inspected.</p><p>Heated shop, well and septic advertised. Resolve house/shop area conflict, construction certification and access.</p><p>Johnson 1 listing area; enrollment unconfirmed; parcel R0005812</p></details></td></tr><tr><td>P3</td><td><a href="https://conceptzhomeandproperty.com/property/659-trabing-road-buffalo-wy-82834/" target="_blank" rel="noopener">659 Trabing Rd, Buffalo WY</a></td><td>$495,000</td><td>5</td><td>Home with attached shop, 2001</td><td>Conditional: habitability review</td><td><details><summary>View and issues</summary><p>Mountain setting claimed; house-site view unverified.</p><p>Acreage 5 vs 5.42 conflict. Nonconforming bedrooms, repairs and lending must be resolved; do not treat as turnkey.</p><p>Johnson 1 area; enrollment unconfirmed; parcel Not captured</p></details></td></tr><tr><td>P4</td><td><a href="https://www.landsearch.com/properties/10215-e-day-mt-spokane-rd-mead-wa-99021/5368421" target="_blank" rel="noopener">10215 E Day Mt Spokane Rd, Mead WA</a></td><td>$575,000</td><td>9.63</td><td>Manufactured, 1978</td><td>Conditional: tourism and view</td><td><details><summary>View and issues</summary><p>Territorial view in listing; dramatic mountain view not established.</p><p>Sept 15 cut from $600k. Well, enlarged septic and shop claimed. Near harvest attractions; obtain traffic and financing checks.</p><p>Mead 354: Census point agrees; parcel 47201.9124</p></details></td></tr><tr><td>P5</td><td><a href="https://www.landsearch.com/properties/948-e-900-n-shelley-id-83274/5332893" target="_blank" rel="noopener">948 E 900 N, Shelley ID</a></td><td>$580,000</td><td>5</td><td>Log home, 1984</td><td>Hold: district discrepancy</td><td><details><summary>View and issues</summary><p>Specific ground-level view not reviewed.</p><p>Listed $620k June; $580k Aug 31 after return to market. District conflict changes academic assessment. Well/private sewer claimed.</p><p>Census Firth 59; listing says Shelley; parcel RP0508001</p></details></td></tr><tr><td>P6</td><td><a href="https://www.landsearch.com/properties/river-rd-grace-id-83241/4901190" target="_blank" rel="noopener">River Rd, Thatcher / Grace ID</a></td><td>$140,000</td><td>6.23</td><td>Vacant land</td><td>Conditional: compact build only</td><td><details><summary>View and issues</summary><p>Inspected photo: open pasture, ridges, other agricultural buildings. Exact build-site view unverified.</p><p>Building right and water rights claimed; verify legal parcel, rights transfer, well, septic, utility distance and winter access.</p><p>Grace 148: Census point agrees; parcel 11S40E267100</p></details></td></tr><tr><td>P7</td><td><a href="https://www.landsearch.com/properties/harmon-ln-afton-wy-83110/5403431" target="_blank" rel="noopener">Lot 10 Harmon Ln, Afton WY</a></td><td>$214,900</td><td>5</td><td>Vacant land</td><td>Conventional build exceeds model</td><td><details><summary>View and issues</summary><p>Inspected lead photo: open pasture and low ridges at sunset; no proof of broad mountain wall.</p><p>Irrigation, power/fiber, limited CCRs and modular allowance claimed. Verify well status, septic, private road costs and view from pad.</p><p>Lincoln 2: Census point agrees; parcel 31191410073100</p></details></td></tr><tr><td>P8</td><td><a href="https://www.westcliffeco.com/search-mls-simple-w.htm" target="_blank" rel="noopener">415 Oak Grove Cir, Westcliffe CO</a></td><td>$599,000</td><td>35.2</td><td>House, 2003</td><td>Hold: academics; price conflict</td><td><details><summary>View and issues</summary><p>Mountain-view marketing; specific ground-level review incomplete.</p><p>Broker advertises $599k; older portal displays $657.5k. Confirm current MLS. Large-home upkeep and well production require review.</p><p>Custer C-1: Census point agrees; parcel 0010033558</p></details></td></tr><tr><td>P9</td><td><a href="https://www.landsearch.com/properties/1136-mt-highway-55-whitehall-mt-59759/5528149" target="_blank" rel="noopener">1136 MT Hwy 55, Whitehall MT</a></td><td>$799,900</td><td>5</td><td>House, 1995</td><td>Exclude at current evidence</td><td><details><summary>View and issues</summary><p>Valley setting; highway exposure.</p><p>Required discount is about 25%; unsupported by closed comps. Residential snow less aligned.</p><p>Not verified; parcel 00000A3137</p></details></td></tr></tbody></table></div>

<div class="callout warn"><b>Two listing traps caught:</b> Weston’s advertised 4,100 sf includes unfinished areas. Shelley’s mailing address and listing schools disagree with the Census district at its listing coordinate, which returns Firth. Neither advertised size nor portal school assignment should drive your offer.</div>

<p>The Weston aerial shows a broad mountain wall across farmland, but also highway/power-line exposure. The inspected Grace land image shows pasture and rounded ridges; Afton’s lead image shows a field and low ridges at sunset. Those two photos do not establish the dramatic ground-level view you want. Buffalo and Mead need a dedicated view check.</p></section>

<section id="sales"><h2>What buyers actually paid</h2><p>These are disclosed closed-price observations, plus one useful local record with an undisclosed price. They show what is possible; they are not interchangeable or adjusted comps for the active properties.</p><div class="scroll"><table class=""><thead><tr><th>Sale / source</th><th>Closed</th><th>Price</th><th>Acres</th><th>Type / size</th><th>Below final ask</th><th>Comparison limit</th></tr></thead><tbody><tr><td><a href="https://www.trulia.com/home/1020-w-owens-rd-deer-park-wa-99006-331368742" target="_blank" rel="noopener">1020 W Owens Rd, Deer Park WA</a></td><td>2026-09-15</td><td>$599,000</td><td>9.11</td><td>2020 home; type requires verification</td><td>0.0%</td><td>Riverside district; not Mead. Original-to-close decline mostly occurred before contract. Area affordability evidence, not an adjusted P4 comp.</td></tr><tr><td><a href="https://www.redfin.com/WA/Deer-Park/1212-W-Denison-Chattaroy-Rd-99006/home/116849136" target="_blank" rel="noopener">1212 W Denison-Chattaroy Rd, Deer Park WA</a></td><td>2025-07-30</td><td>$490,000</td><td>10</td><td>House; construction type not established</td><td>1.8%</td><td>Older than 12 months. Well/septic and location require comparison; do not infer a universal discount.</td></tr><tr><td><a href="https://washingtonviews.com/sold/residential/40009-n-sherman-rd-deer-park-wa-99006-44634/" target="_blank" rel="noopener">40009 N Sherman Rd, Deer Park WA</a></td><td>2025-07-11</td><td>$425,000</td><td>10</td><td>Manufactured 2003; 1296 sf</td><td>Unavailable</td><td>Older than 12 months; manufactured home and shop. Finished size/condition differ from Mead lead.</td></tr><tr><td><a href="https://www.trulia.com/home/49xx-swenson-rd-s-deer-park-wa-99006-454845876" target="_blank" rel="noopener">49XX Swenson Rd S, Deer Park WA</a></td><td>2025-12-29</td><td>$162,000</td><td>10</td><td>Vacant land</td><td>4.6%</td><td>Land sale: utilities, buildability and district need matching; $/acre is not transferable to ID/WY.</td></tr><tr><td><a href="https://www.compass.com/homedetails/805-S-5th-St-Westcliffe-CO-81252/12ASE7_pid/" target="_blank" rel="noopener">805 S 5th St, Westcliffe CO</a></td><td>2026-08-27</td><td>$448,500</td><td>5.48</td><td>2020 house; 1275 sf</td><td>5.6%</td><td>2 bed / 2 bath. Useful modest-house benchmark, not a direct comp for the much larger Oak Grove home.</td></tr><tr><td><a href="https://www.trulia.com/home/294-shoshone-trl-westcliffe-co-81252-194789659" target="_blank" rel="noopener">294 Shoshone Trl, Westcliffe CO</a></td><td>2026-06-16</td><td>$425,000</td><td>5.15</td><td>2016 house; 1301 sf</td><td>0.0%</td><td>2 bed / 1 bath; wooded setting. Closed at final asking price.</td></tr><tr><td><a href="https://www.realtor.com/realestateandhomes-detail/3943-S-2400-W_Weston_ID_83286_M16975-46882" target="_blank" rel="noopener">3943 S 2400 W, Weston ID</a></td><td>2025-11-26</td><td>Unavailable</td><td>5</td><td>1999 house; 2741 sf</td><td>Unavailable</td><td>Closing date found but sale price unavailable publicly. Obtain MLS closing record and concessions. AVM is not a sale price.</td></tr></tbody></table></div>

<p><b>Negotiation lesson:</b> 1020 W Owens closed at its final $599,000 asking price after reductions from $639,000. Denison-Chattaroy closed about 1.8% below its final ask, despite a much larger decline from its original price. Do not apply the original-to-close discount to a listing that has already been reduced.</p><p>For Weston, $600,000 requires a $24,900 reduction, about 4.0%. That is arithmetic, not evidence the seller will accept it or that $600,000 is fair value. The identified Weston closed record does not disclose a price; Buffalo lacks a verified comparable closed price in this research. A local MLS closing-and-concessions grid remains necessary before choosing an offer.</p></section>

<section id="build"><h2>Land plus a new home: the constraint</h2><p>The model uses a modest 1,600 sf home, except the compact sensitivity. Rates and allowances are screening assumptions informed by published builder material—not bids. Site work includes a provisional allowance for access, excavation, well, septic and utility connections. Soft costs cover provisional design/permits/closing/financing; reconcile each contract to avoid double-counting. Contingency is 10% of structure plus site work.</p><div class="scroll"><table class=""><thead><tr><th>Area / scenario</th><th>Home sf</th><th>Structure $/sf</th><th>Site</th><th>Soft/finance</th><th>Contingency</th><th>Land ceiling</th><th>Land input</th><th>Total w/ land</th></tr></thead><tbody><tr><td>West Side / Cache Valley</td><td>1,600</td><td>$275</td><td>$60,000</td><td>$20,000</td><td>$50,000</td><td>$30,000</td><td>Unavailable</td><td>Unavailable</td></tr><tr><td>Grace / Thatcher</td><td>1,600</td><td>$225</td><td>$60,000</td><td>$20,000</td><td>$42,000</td><td>$118,000</td><td>$140,000</td><td>$622,000</td></tr><tr><td>Buffalo</td><td>1,600</td><td>$250</td><td>$70,000</td><td>$25,000</td><td>$47,000</td><td>$58,000</td><td>Unavailable</td><td>Unavailable</td></tr><tr><td>Mead / north Spokane</td><td>1,600</td><td>$215</td><td>$100,000</td><td>$25,000</td><td>$44,400</td><td>$86,600</td><td>$162,000</td><td>$675,400</td></tr><tr><td>Afton / Star Valley</td><td>1,600</td><td>$275</td><td>$70,000</td><td>$25,000</td><td>$51,000</td><td>$14,000</td><td>$214,900</td><td>$800,900</td></tr><tr><td>Westcliffe</td><td>1,600</td><td>$350</td><td>$75,000</td><td>$25,000</td><td>$63,500</td><td>$-123,500</td><td>Unavailable</td><td>Unavailable</td></tr><tr><td>Grace compact sensitivity</td><td>1,500</td><td>$225</td><td>$60,000</td><td>$20,000</td><td>$39,750</td><td>$142,750</td><td>$140,000</td><td>$597,250</td></tr></tbody></table></div>

<div class="callout warn"><b>The $140,000 Grace lot is close only under optimistic assumptions:</b> at 1,600 sf and $225/sf, the model totals $622,000. Shrinking to 1,500 sf yields $597,250, leaving almost no breathing room beyond modeled contingency. The $225 rate is an analyst proxy requiring a real local quote. Afton’s $214,900 lot reaches about $800,900 in the screening model.</div>

<p>The Cache Valley builder source itself gives inconsistent ranges: a lower headline range and a $275–425/finished-sf custom-home FAQ. This model uses $275. Spokane’s builder-grade published range starts at $215/sf, with $80,000–200,000 acreage site costs. No land offer should be justified solely by the residual ceiling: that is your budget capacity, not market value.</p><p>For modular construction, request a delivered-and-installed quote covering foundation, crane, utility hookups and local snow/wind requirements. Factory-only prices do not solve this budget. New shops, major retaining walls, extraordinary excavation and ongoing ownership costs need separate scope if not included in a quote.</p></section>

<section id="schools"><h2>Academics first; services verified separately</h2><p>Idaho comparisons use 2024–25 ISAT against the same state baseline: 53.2% ELA and 42.3% math. Wyoming and Washington percentages are not directly comparable with Idaho. District averages do not establish the outcome or fit at a particular grade or school.</p><div class="scroll"><table class=""><thead><tr><th>District</th><th>Measure</th><th>ELA/reading</th><th>Math</th><th>Interpretation</th><th>Sources</th></tr></thead><tbody><tr><td>West Side Joint 202, ID</td><td>2024–25 ISAT</td><td>71.0%</td><td>56.7%</td><td>Strongest combined academic lead; request three-year grade-level results and staffing information.</td><td><a href="https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-ELA-for-publishing.pdf" target="_blank" rel="noopener">ELA / framework</a> · <a href="https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-Math-for-publishing.pdf" target="_blank" rel="noopener">Math</a> · <a href="https://westside202.org/" target="_blank" rel="noopener">District/services</a></td></tr><tr><td>Grace Joint 148, ID</td><td>2024–25 ISAT</td><td>62.3%</td><td>50.2%</td><td>Above-state core scores; small cohorts warrant a multiyear check.</td><td><a href="https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-ELA-for-publishing.pdf" target="_blank" rel="noopener">ELA / framework</a> · <a href="https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-Math-for-publishing.pdf" target="_blank" rel="noopener">Math</a> · <a href="https://www.sd148.org/en-US/special-programs-33eff1a2/special-education-cd910d44" target="_blank" rel="noopener">District/services</a></td></tr><tr><td>Johnson County 1, WY</td><td>2024–25 WY-TOPP</td><td>61.0%</td><td>61.0%</td><td>Some growth/equity indicators lag despite achievement results; review grade and subgroup trends.</td><td><a href="https://jcsd1reportcard.org/student_performance.php?language=en&amp;school=dist" target="_blank" rel="noopener">ELA / framework</a> · <a href="https://jcsd1reportcard.org/student_performance.php?language=en&amp;school=dist" target="_blank" rel="noopener">Math</a> · <a href="https://www.jcsd1.us/page/special-services" target="_blank" rel="noopener">District/services</a></td></tr><tr><td>Lincoln County 2, WY</td><td>2024–25 WY-TOPP</td><td>72.4%</td><td>—</td><td>Promising academics; housing affordability is the main hurdle. Exact math percentage still required.</td><td><a href="https://svinews.com/2025/local-news/111436/lcsd2-student-test-scores-are-up/" target="_blank" rel="noopener">ELA / framework</a> · <a href="https://svinews.com/2025/local-news/111436/lcsd2-student-test-scores-are-up/" target="_blank" rel="noopener">Math</a> · <a href="https://www.lcsd2.org/" target="_blank" rel="noopener">District/services</a></td></tr><tr><td>Mead 354, WA</td><td>Test year not explicit in secondary summary</td><td>66.0%</td><td>53.0%</td><td>Provisional academic lead only; other Deer Park addresses may be Riverside or Deer Park district.</td><td><a href="https://www.publicschoolreview.com/washington/mead-school-district/5304920-school-district" target="_blank" rel="noopener">ELA / framework</a> · <a href="https://www.publicschoolreview.com/washington/mead-school-district/5304920-school-district" target="_blank" rel="noopener">Math</a> · <a href="https://www.mead354.org/about-us/department-directory" target="_blank" rel="noopener">District/services</a></td></tr><tr><td>Firth 59, ID</td><td>2024–25 ISAT</td><td>49.0%</td><td>41.3%</td><td>Below-state core results plus boundary conflict: hold under academics-first brief.</td><td><a href="https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-ELA-for-publishing.pdf" target="_blank" rel="noopener">ELA / framework</a> · <a href="https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-Math-for-publishing.pdf" target="_blank" rel="noopener">Math</a> · <a href="https://www.d59.k12.id.us/" target="_blank" rel="noopener">District/services</a></td></tr><tr><td>Shelley 60, ID</td><td>2024–25 ISAT</td><td>59.0%</td><td>44.4%</td><td>Modestly above state; cannot apply these results to P5 without confirmation.</td><td><a href="https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-ELA-for-publishing.pdf" target="_blank" rel="noopener">ELA / framework</a> · <a href="https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-Math-for-publishing.pdf" target="_blank" rel="noopener">Math</a> · <a href="https://www.shelleyschools.org/" target="_blank" rel="noopener">District/services</a></td></tr><tr><td>Custer County C-1, CO</td><td>2025 state performance framework</td><td>—</td><td>—</td><td>Elementary/middle Improvement; lower priority for this academics-first search.</td><td><a href="https://cedar2.cde.state.co.us/documents/DPF2025/Official/0860-1-Year-Official.pdf" target="_blank" rel="noopener">ELA / framework</a> · <a href="https://cedar2.cde.state.co.us/documents/DPF2025/Official/0860-1-Year-Official.pdf" target="_blank" rel="noopener">Math</a> · <a href="https://www.custercountyschools.org/" target="_blank" rel="noopener">District/services</a></td></tr></tbody></table></div>

<p>West Side’s 2026 K–3 reading result is 89.1%; Grace’s is 81.1%. These are separate early-reading assessments, not updated math/ELA proficiency. West Side’s actual school names include Harold B. Lee Elementary, Beutler Middle and West Side High; one portal’s school labels are misleading.</p><p>Johnson County lists instructional support, speech, occupational therapy, adaptive PE and counseling. Grace describes preschool and K–12 resource programming. Those descriptions establish that programs exist, not that staffing or implementation will meet your child’s needs. Your willingness to fund advocacy does not remove the need to check provider capacity, caseloads and travel. No diagnosis or grade was assumed.</p></section>

<section id="checks"><h2>What is checked, and what is still open</h2><p>Six listing-coordinate points were queried against the Census school-district service. This independently checks the broad district geography; it is not a surveyed parcel overlay or binding enrollment decision.</p><div class="scroll"><table class=""><thead><tr><th>Property</th><th>Listing coordinate</th><th>Census district</th><th>Evidence</th></tr></thead><tbody><tr><td>Weston home</td><td>42.0792, -111.9972</td><td>West Side Joint School District 202</td><td><a href="https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/School/MapServer/0/query?geometry=-111.9972%2C42.0792&amp;geometryType=esriGeometryPoint&amp;inSR=4326&amp;spatialRel=esriSpatialRelIntersects&amp;outFields=NAME%2CGEOID&amp;returnGeometry=false&amp;f=json" target="_blank" rel="noopener">Reproduce point query</a></td></tr><tr><td>Grace land</td><td>42.4316, -111.7513</td><td>Grace Joint School District 148</td><td><a href="https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/School/MapServer/0/query?geometry=-111.7513%2C42.4316&amp;geometryType=esriGeometryPoint&amp;inSR=4326&amp;spatialRel=esriSpatialRelIntersects&amp;outFields=NAME%2CGEOID&amp;returnGeometry=false&amp;f=json" target="_blank" rel="noopener">Reproduce point query</a></td></tr><tr><td>Shelley home</td><td>43.3262, -112.1104</td><td>Firth School District 59</td><td><a href="https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/School/MapServer/0/query?geometry=-112.1104%2C43.3262&amp;geometryType=esriGeometryPoint&amp;inSR=4326&amp;spatialRel=esriSpatialRelIntersects&amp;outFields=NAME%2CGEOID&amp;returnGeometry=false&amp;f=json" target="_blank" rel="noopener">Reproduce point query</a></td></tr><tr><td>Afton land</td><td>42.6737, -110.9618</td><td>Lincoln County School District 2</td><td><a href="https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/School/MapServer/0/query?geometry=-110.9618%2C42.6737&amp;geometryType=esriGeometryPoint&amp;inSR=4326&amp;spatialRel=esriSpatialRelIntersects&amp;outFields=NAME%2CGEOID&amp;returnGeometry=false&amp;f=json" target="_blank" rel="noopener">Reproduce point query</a></td></tr><tr><td>Westcliffe home</td><td>38.2163, -105.4923</td><td>Custer County School District C-1</td><td><a href="https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/School/MapServer/0/query?geometry=-105.4923%2C38.2163&amp;geometryType=esriGeometryPoint&amp;inSR=4326&amp;spatialRel=esriSpatialRelIntersects&amp;outFields=NAME%2CGEOID&amp;returnGeometry=false&amp;f=json" target="_blank" rel="noopener">Reproduce point query</a></td></tr><tr><td>Mead home</td><td>47.8304, -117.2656</td><td>Mead School District</td><td><a href="https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/School/MapServer/0/query?geometry=-117.2656%2C47.8304&amp;geometryType=esriGeometryPoint&amp;inSR=4326&amp;spatialRel=esriSpatialRelIntersects&amp;outFields=NAME%2CGEOID&amp;returnGeometry=false&amp;f=json" target="_blank" rel="noopener">Reproduce point query</a></td></tr></tbody></table></div>

<p><b>Land practicality remains conditional.</b> Listing water-rights, building-rights, fiber, septic and road claims have not been verified through permits, title or utility quotes. No finalist has received parcel-level flood/wildfire clearance or a bindable insurance quote. The tasks below identify the documents needed to turn the shortlist into a purchase decision.</p><details><summary>Pricing <span>P1 / P2 / P3 first</span></summary><p>Obtain 3–6 actual closed sales in same micro-market, preferably 6–12 months, 5–15 acres, same construction type; include concessions and financing.</p><p><b>Current status:</b> Public comps incomplete in ID/WY; no adjusted valuation supplied.</p><p><b>Evidence needed:</b> Local MLS closing sheets and appraiser/CMA comparison</p></details><details><summary>Price discipline <span>All homes</span></summary><p>Separate original list, final list, closing price and seller concessions. Adjust for usable acres, house type, finished size, condition, shop, water and views.</p><p><b>Current status:</b> Regional WA/CO sales substantiate possibility, not the value of an ID/WY property.</p><p><b>Evidence needed:</b> Comparable grid before choosing an offer price</p></details><details><summary>Schools <span>All finalists</span></summary><p>Get written elementary/middle/high assignment for parcel and address, bus pickup and typical winter ride; verify enrollment rules directly.</p><p><b>Current status:</b> Six Census listing-point checks completed; P5 mismatch identified.</p><p><b>Evidence needed:</b> District enrollment office confirmation</p></details><details><summary>Academics <span>Top 3 districts</span></summary><p>Request 3 years of grade-level ELA/math proficiency and growth, course offerings, class size and teacher turnover. Match the child’s grade.</p><p><b>Current status:</b> District scores sourced; not every grade or school fully reviewed.</p><p><b>Evidence needed:</b> State report cards plus school documents</p></details><details><summary>Support services <span>Top 3 districts</span></summary><p>Ask about current staffing, caseloads, vacancy coverage, evaluation backlog, direct service minutes, dyslexia interventions, OT/speech/psychology access and travel.</p><p><b>Current status:</b> Program descriptions exist for Johnson and Grace; capacity not verified.</p><p><b>Evidence needed:</b> Written staffing/program response; no outreach sent</p></details><details><summary>Parcel / use <span>Land and all acreage</span></summary><p>Match assessor parcel to deed/survey; confirm zoning, legal dwelling/building right, setbacks, easements, usable area, covenants and any farm restrictions.</p><p><b>Current status:</b> Parcel IDs captured where listed; zoning/buildability not certified.</p><p><b>Evidence needed:</b> County planner and title documents</p></details><details><summary>Water / wastewater <span>All finalists</span></summary><p>Obtain well log, pump/yield and water-quality tests; distinguish irrigation rights from domestic supply. Inspect septic permit, capacity, field and replacement area.</p><p><b>Current status:</b> Listing claims recorded; tests and permits not obtained.</p><p><b>Evidence needed:</b> Local health/permit office plus qualified inspections</p></details><details><summary>Winter / access <span>All finalists</span></summary><p>Verify recorded legal access, maintenance/plowing agreement, year-round emergency access, driveway grade and school-bus winter route.</p><p><b>Current status:</b> No parcel cleared for winter access.</p><p><b>Evidence needed:</b> Road authority / HOA documents and winter visit</p></details><details><summary>Hazards / insurance <span>All finalists</span></summary><p>Check FEMA parcel flood location, state wildfire mapping, insurer bindable quote, defensible space, slope and drainage.</p><p><b>Current status:</b> No parcel-level hazard clearance; generic area scores would be insufficient.</p><p><b>Evidence needed:</b> https://msc.fema.gov/portal/home and insurer underwriting</p></details><details><summary>Utilities / internet <span>Especially raw land</span></summary><p>Get written power-extension cost and easements, heat fuel availability, address-level broadband serviceability and install cost.</p><p><b>Current status:</b> Fiber/power language in listing is not a connection quote.</p><p><b>Evidence needed:</b> Utility and internet providers</p></details><details><summary>Build scope <span>P6 / P7</span></summary><p>Request itemized delivered and installed quotes: excavation, foundation, snow/wind design, well, septic, power, driveway, permits, design, tax, financing and contingency.</p><p><b>Current status:</b> Editable screening model supplied; no builder bid or buildable-lot certification.</p><p><b>Evidence needed:</b> Fixed scope, allowance list and schedule</p></details><details><summary>Existing home condition <span>P1–P5 / P8</span></summary><p>Inspect roof/structure, heating, water, septic and shop; reconcile finished area, permits and manufactured/modular foundation/title.</p><p><b>Current status:</b> P1 unfinished area, P2 size conflict, P3 nonconforming rooms, P8 size conflict flagged.</p><p><b>Evidence needed:</b> Inspector, lender and county records</p></details><details><summary>View verification <span>All finalists</span></summary><p>Stand at living-room/deck height and proposed build pad; photograph four directions in normal lens, check winter sun and future buildings on neighboring land.</p><p><b>Current status:</b> P1 aerial and P6/P7 lead photos reviewed; no guaranteed ground-level view.</p><p><b>Evidence needed:</b> On-site visit and neighboring zoning/plat review</p></details><details><summary>Tourism / daily life <span>All finalists</span></summary><p>Visit a peak-season Saturday and a normal school weekday; note traffic/noise, nearby lodging/events, shopping, healthcare and snow-clearing response.</p><p><b>Current status:</b> Green Bluff congestion supported by local operator; other tourism comparisons remain qualitative.</p><p><b>Evidence needed:</b> Observations at property and route chokepoints</p></details><details><summary>Ongoing costs <span>All finalists</span></summary><p>Price annual property tax after transfer, insurance, utilities, well/septic maintenance, plowing and repairs.</p><p><b>Current status:</b> Not included as zero; amounts remain unquoted.</p><p><b>Evidence needed:</b> County estimate and written vendor/insurer quotes</p></details><details><summary>Monitoring <span>Weekly Tuesday morning</span></summary><p>Check new and changed listings and newly disclosed sales; keep hard 5-acre floor, academic priority, snow and all-in land/build budget.</p><p><b>Current status:</b> Automation enabled; first scheduled Sept 29, 2026, about 8am Central.</p><p><b>Evidence needed:</b> Automated public-web research; no direct MLS feed</p></details></section>

<section id="routes"><h2>Scouting trips in priority order</h2><p>Use separate regional trips. These are efficient geographic sequences, not reservations or verified driving-time estimates. Current weather, road closures and appointments should determine each day’s final route.</p><div class="routes"><div class="route"><b>Trip A · Day 1</b><h3>Logan / Preston → Weston → Dayton → Clifton</h3><p>Highest-priority district. View P1 from public road, verify mountain sightlines and highway noise; visit schools by appointment.</p><small>Do not enter property without arranged permission. Route order only; live travel times not checked.</small></div><div class="route"><b>Trip A · Day 2</b><h3>Preston → Thatcher / Grace → Soda Springs</h3><p>Inspect River Rd surroundings and proposed pad with permission; meet planner/builder only after appointments are authorized.</p><small>Obtain local winter route advice; scenic map proximity is not year-round road access.</small></div><div class="route"><b>Trip A · Optional Day 3</b><h3>Soda Springs → Afton / south Star Valley</h3><p>Add only if a qualifying existing house or credible build quote appears; inspect Harmon Ln view and snow access.</p><small>Check current road conditions and closures before choosing route.</small></div><div class="route"><b>Trip B · Two local days</b><h3>Buffalo base → Highview Ct area → Trabing Rd area</h3><p>Compare Bighorn views, road exposure, school routes, groceries and services; allow separate condition reviews.</p><small>Separate trip from Idaho; no travel-time promises or reservations.</small></div><div class="route"><b>Trip C · One weekday + one fall weekend</b><h3>Spokane → Mead / Green Bluff → Deer Park / Chattaroy</h3><p>Compare Mead boundary sites with regional sale locations; specifically test harvest-event traffic at P4.</p><small>Mead, Riverside and Deer Park districts are not interchangeable.</small></div><div class="route"><b>Trip D · Defer</b><h3>Westcliffe / Custer County, CO</h3><p>Landscape scouting only if academic priorities or a school-specific plan change.</p><small>Current academic evidence puts it behind ID/WY finalists.</small></div></div><p>At each serious property, take normal-lens photos from living-room/deck height, check neighboring build potential, and repeat the daily school/shopping route. One winter visit and one peak visitor-season visit answer different questions.</p></section>

<section><h2>Scope and ongoing search</h2><div class="method"><p><b>Budget interpretation:</b> $600,000 means the agreed house purchase price before buyer fees. The workbook has an editable reserve if you want that amount to cover every dollar at closing. Land/build totals include modeled acquisition, structure, site, soft/finance costs and contingency.</p><p><b>Monitoring:</b> a weekly Tuesday-morning public-web search is enabled, starting September 29, 2026, around 8am Central. It looks for new candidates, price/status changes and disclosed sales while preserving the acreage, academic, view, snow and budget filters. It is not an instant MLS alert.</p><p><b>Evidence limits:</b> this is a researched shortlist across selected western markets, not an exhaustive census of every listing. No one was contacted and no offers or appointments were made. No county-record buildability certificate, site inspection, individualized school assessment or adjusted appraisal is implied.</p></div><details><summary>Source index and construction references</summary><ul class="source-list"><li><a href="https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-ELA-for-publishing.pdf" target="_blank" rel="noopener">id ela</a></li><li><a href="https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-Math-for-publishing.pdf" target="_blank" rel="noopener">id math</a></li><li><a href="https://www.idahoednews.org/news/isat-top-10s-these-were-the-best-performers-among-districts-charters-online-schools/" target="_blank" rel="noopener">id state</a></li><li><a href="https://www.idahoednews.org/top-news/iri-top-10s-see-who-performed-best-on-new-reading-test/" target="_blank" rel="noopener">id read</a></li><li><a href="https://westside202.org/" target="_blank" rel="noopener">westside</a></li><li><a href="https://jcsd1reportcard.org/student_performance.php?language=en&amp;school=dist" target="_blank" rel="noopener">johnson</a></li><li><a href="https://www.jcsd1.us/page/special-services" target="_blank" rel="noopener">johnson services</a></li><li><a href="https://www.sd148.org/en-US/special-programs-33eff1a2/special-education-cd910d44" target="_blank" rel="noopener">grace services</a></li><li><a href="https://svinews.com/2025/local-news/111436/lcsd2-student-test-scores-are-up/" target="_blank" rel="noopener">star schools</a></li><li><a href="https://cedar2.cde.state.co.us/documents/DPF2025/Official/0860-1-Year-Official.pdf" target="_blank" rel="noopener">custer schools</a></li><li><a href="https://www.publicschoolreview.com/washington/mead-school-district/5304920-school-district" target="_blank" rel="noopener">mead schools</a></li><li><a href="https://www.mead354.org/about-us/department-directory" target="_blank" rel="noopener">mead services</a></li><li><a href="https://www.currentresults.com/Weather/Idaho/annual-snowfall.php" target="_blank" rel="noopener">id snow</a></li><li><a href="https://www.currentresults.com/Weather/Wyoming/annual-snowfall.php" target="_blank" rel="noopener">wy snow</a></li><li><a href="https://www.ncei.noaa.gov/access/services/data/v1?dataTypes=MLY-SNOW-NORMAL&amp;dataset=normals-monthly-1991-2020&amp;format=pdf&amp;stations=USC00480027" target="_blank" rel="noopener">afton snow</a></li><li><a href="https://urbfact.com/weather/grace-id" target="_blank" rel="noopener">grace snow</a></li><li><a href="https://www.bestplaces.net/climate/?c1=55317320&amp;c2=54737780" target="_blank" rel="noopener">deer snow</a></li><li><a href="https://www.bestplaces.net/climate/city/id/shelley" target="_blank" rel="noopener">shelley snow</a></li><li><a href="https://www.wp.townofwestcliffe.com/wp-content/uploads/2015/04/Town-of-Westcliffe-2017-Master-Plan.pdf" target="_blank" rel="noopener">westcliffe snow</a></li><li><a href="https://townsendmontana.net/wp-content/uploads/2025/02/Townsend-Growth-Policy-Draft-Complete-2-21-2025_reduced.pdf" target="_blank" rel="noopener">townsend</a></li><li><a href="https://dukebuildingco.com/blog/cost-to-build-in-cache-valley" target="_blank" rel="noopener">cache build</a></li><li><a href="https://www.mathisconstructionspokane.com/blog/cost-to-build-a-custom-home-in-spokane" target="_blank" rel="noopener">spokane build</a></li><li><a href="https://browtinebuilders.com/custom-home-building" target="_blank" rel="noopener">wy build</a></li><li><a href="https://townofwestcliffe.colorado.gov/sites/g/files/lrnvjt781/files/documents/April%2023%2C%202025%20PC%20Workshop%20Agenda.pdf" target="_blank" rel="noopener">co build</a></li><li><a href="https://becksharvesthouse.com/fall-harvest-festival/" target="_blank" rel="noopener">tourism</a></li><li><a href="https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/School/MapServer" target="_blank" rel="noopener">census</a></li><li><a href="https://www.franklincountyidaho.org/departments/assessor.php" target="_blank" rel="noopener">franklin parcels</a></li><li><a href="https://franklincountyidaho.org/departments/planning_zoning.php" target="_blank" rel="noopener">franklin planning</a></li><li><a href="https://cdn.jsdelivr.net/npm/us-atlas@3/states-10m.json" target="_blank" rel="noopener">map</a></li></ul></details></section><footer>Prepared September 26, 2026. Companion file: Mountain_Acreage_Search.xlsx. This report works offline; source links require internet access. Map geometry: us-atlas / Census-derived state boundaries.</footer></main><script>

const markets=[{"rank": 1, "name": "Weston / Dayton / Clifton, ID", "district": "West Side Joint 202", "verdict": "First priority", "view": "Wide agricultural valley with prominent mountain walls; strongest inspected visual match.", "snow": "52.4 in/yr at nearby Preston (1991\u20132020); proxy, not a parcel normal.", "school": "2025 ISAT: ELA 71.0%, math 56.7%; both above Idaho averages. 2026 K\u20133 reading 89.1%.", "path": "Existing home first. One manufactured home asks $624,900; $600,000 requires a 4.0% reduction.", "tourism": "Rural roads are the focus. Highway noise at the current lead is a specific concern; seasonal traffic not measured.", "risk": "Closed price unavailable for the identified local comp; verify finished area and manufactured-home financing.", "lon": -111.9972, "lat": 42.0792, "source": "https://www.idahoednews.org/news/isat-top-10s-these-were-the-best-performers-among-districts-charters-online-schools/", "snow_source": "https://www.currentresults.com/Weather/Idaho/annual-snowfall.php"}, {"rank": 2, "name": "Buffalo outskirts, WY", "district": "Johnson County 1", "verdict": "First priority", "view": "Bighorn foothill and mountain settings; exact ground-level views still need verification.", "snow": "42.7 in/yr at Buffalo (1991\u20132020); site elevation and exposure matter.", "school": "2024\u201325 district ELA 61%, math 61%; growth/equity concerns appear in individual-school indicators.", "path": "Existing homes at $525,000 and $495,000; second has nonconforming bedrooms.", "tourism": "Investigate homes away from visitor routes; a rural address alone does not establish low traffic.", "risk": "No disclosed matching closed price established; modular size conflict and condition need resolution.", "lon": -106.699, "lat": 44.348, "source": "https://jcsd1reportcard.org/student_performance.php?language=en&school=dist", "snow_source": "https://www.currentresults.com/Weather/Wyoming/annual-snowfall.php"}, {"rank": 3, "name": "Grace / Thatcher, ID", "district": "Grace Joint 148", "verdict": "Watch closely", "view": "Open working valley and nearby ridges; inspected land photo shows gentler relief than Bozeman.", "snow": "About 91 in/yr reported for Grace by a secondary source; Thatcher parcel total unverified.", "school": "2025 ISAT: ELA 62.3%, math 50.2%; above Idaho averages. 2026 K\u20133 reading 81.1%.", "path": "6.23-acre land at $140,000. A compact build is possible only if low-cost assumptions become firm quotes.", "tourism": "Farm-oriented location appears promising for quiet; traffic and seasonal rentals not quantified.", "risk": "Building right, water rights, septic and utility extension are seller claims or unresolved.", "lon": -111.7513, "lat": 42.4316, "source": "https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-ELA-for-publishing.pdf", "snow_source": "https://urbfact.com/weather/grace-id"}, {"rank": 4, "name": "Mead / north Spokane, WA", "district": "Mead 354; other addresses vary", "verdict": "Conditional alternative", "view": "Rolling farmland and wooded foothills; generally a weaker alpine-wall match.", "snow": "Nearby Deer Park reports about 50.8 in/yr; secondary source, not Green Bluff parcel data.", "school": "Mead secondary summary: math 53%, reading 66%, above its listed state rates; test year needs primary confirmation.", "path": "Current 9.63-acre manufactured home reduced to $575,000. Regional closed sales substantiate sub-$600k acreage.", "tourism": "Current lead is near Green Bluff harvest attractions; nearby operator explicitly acknowledges congestion.", "risk": "Do not transfer Mead school quality to all Deer Park mailing addresses. Current lead has tourism/view compromises.", "lon": -117.2656, "lat": 47.8304, "source": "https://www.publicschoolreview.com/washington/mead-school-district/5304920-school-district", "snow_source": "https://www.bestplaces.net/climate/?c1=55317320&c2=54737780"}, {"rank": 5, "name": "Afton / south Star Valley, WY", "district": "Lincoln County 2", "verdict": "Budget watch", "view": "Mountain valley; inspected land lead photo shows open field and low ridges, not a proven dramatic house-site view.", "snow": "87.8 in/yr at Afton, NOAA 1991\u20132020 normal.", "school": "2024\u201325 district ELA 72.4% reported from district presentation; exact primary math result not captured.", "path": "5-acre land asks $214,900. Conventional new build materially exceeds this budget in the screening model.", "tourism": "Visitor and second-home exposure needs street-level checking; do not assume an inexpensive Jackson substitute.", "risk": "No qualifying existing home established. Do not assume a large discount can fix construction economics.", "lon": -110.9618, "lat": 42.6737, "source": "https://svinews.com/2025/local-news/111436/lcsd2-student-test-scores-are-up/", "snow_source": "https://www.ncei.noaa.gov/access/services/data/v1?dataTypes=MLY-SNOW-NORMAL&dataset=normals-monthly-1991-2020&format=pdf&stations=USC00480027"}, {"rank": 6, "name": "Shelley / Firth fringe, ID", "district": "Firth 59 at candidate listing point", "verdict": "Hold: school conflict", "view": "More distant foothills across agricultural land; exact home view not independently reviewed.", "snow": "Shelley secondary estimate 40.7 in/yr; parcel variation unverified.", "school": "Firth 2025 ELA 49.0%, math 41.3%; below Idaho averages. Shelley itself differs: 59.0% / 44.4%.", "path": "5-acre log home at $580,000, but listing-school claim conflicts with Census point result.", "tourism": "Not scored; quieter-road assumption requires an actual visit.", "risk": "Resolve district and attendance schools in writing before considering this an academic fit.", "lon": -112.1104, "lat": 43.3262, "source": "https://www.idahoednews.org/wp-content/uploads/2025/08/ISAT-2025-ELA-for-publishing.pdf", "snow_source": "https://www.bestplaces.net/climate/city/id/shelley"}, {"rank": 7, "name": "Westcliffe, CO", "district": "Custer County C-1", "verdict": "Hold: academics", "view": "Sangre de Cristo landscape is a strong regional visual match; individual sites differ.", "snow": "Town planning document reports about 80 in/yr; older planning estimate, not a current parcel normal.", "school": "2025 framework: elementary and middle at Improvement; district score 62% is a framework score, NOT proficiency.", "path": "Actual 5+ acre house sales at $425,000 and $448,500; one 35.2-acre listing around $599,000.", "tourism": "Do not label tourism-free; recreation exposure and road traffic remain unmeasured.", "risk": "Strong landscape and price evidence do not overcome the academics-first concern.", "lon": -105.4923, "lat": 38.2163, "source": "https://cedar2.cde.state.co.us/documents/DPF2025/Official/0860-1-Year-Official.pdf", "snow_source": "https://www.wp.townofwestcliffe.com/wp-content/uploads/2015/04/Town-of-Westcliffe-2017-Master-Plan.pdf"}, {"rank": 8, "name": "Whitehall / Townsend, MT", "district": "Varies by parcel", "verdict": "Lower priority", "view": "Montana valleys retain familiar scenery.", "snow": "Whitehall secondary estimate about 29.5 in; Townsend planning estimate 23.3 in/yr.", "school": "A stronger academic case than the finalists was not established in this pass.", "path": "Whitehall 5-acre lead asks $799,900; no evidence supports the 25% reduction needed.", "tourism": "Not quantified; do not presume all Bozeman alternatives escape regional demand.", "risk": "Weaker residential snow screen and unsupported budget stretch.", "lon": -112.1158, "lat": 45.8671, "source": "https://www.landsearch.com/properties/1136-mt-highway-55-whitehall-mt-59759/5528149", "snow_source": "https://townsendmontana.net/wp-content/uploads/2025/02/Townsend-Growth-Policy-Draft-Complete-2-21-2025_reduced.pdf"}];

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