Sagehill Subdivision: A New Chapter for Eagle’s Foothills?

Eagle’s scenic foothills have long been a draw for Idahoans seeking space, beauty, and a bit of breathing room. Now, a new proposed development—Sagehill—is setting the stage for one of the biggest changes to the landscape in years.

Tucked just southwest of Avimor, this 736-acre parcel could soon be home to over 200 large-lot homes. The project, currently under review by the City of Eagle, may seem like another housing development at first glance, but Sagehill could be much more than that. It’s a development tied deeply to questions of growth, annexation, infrastructure, and what kind of future Eagle wants to shape for itself.

Let’s dig into what’s happening and why it matters.

What Is Sagehill?

The Sagehill Subdivision is a proposed planned unit development that would bring roughly 200 homes to a large tract of foothills land located just south and west of Avimor, near Idaho Highway 55. These wouldn’t be small lots either. The plan calls for estate-style homes, each sitting on spacious parcels, emphasizing privacy and natural surroundings.

The project is being proposed by Sage Investment Partners, a developer linked to local figures including Middleton’s Tyler Craig and Eagle Planning & Zoning commissioner Todd McCauley.

Why It Matters

This is more than just another neighborhood. A few key details make this project especially important to keep an eye on:

• It’s big. 736 acres is no small footprint.

• It shares infrastructure with Avimor. That includes water rights, easements, and power access, meaning this development would, in many ways, expand the Avimor community, even if it’s officially a separate entity.

• It’s a test case. How the City of Eagle handles the rezoning and annexation requests could set the tone for future foothills developments.

  
  

The project would blend into the growing collection of master-planned communities stretching along the Highway 55 corridor, but that growth also comes with concerns around traffic, water availability, environmental impacts, and how much development is “too much” for this sensitive landscape.

Who’s Involved?

The key players here are:

• Sage Investment Partners – The developer behind the proposal. Notably, this group is tied to Todd McCauley, a current Eagle Planning & Zoning commissioner, which could raise questions about conflict of interest or perceived influence.

• City of Eagle – Currently reviewing the application, which includes annexation, rezoning, and approval of the planned unit development (PUD). As of now, it’s still early in the process.

• Avimor and its infrastructure partners – While not the primary developer here, Avimor plays a behind-the-scenes role due to shared infrastructure agreements.

What’s the Timeline?

This project is still in the early stages. Here’s what we know:

• The official application was filed in late March 2025.

• As of now, it is under review by Eagle’s Planning & Zoning department.

• No public hearings have been scheduled yet.

In other words, there’s still time for community input, feedback, and discussion before anything is finalized.

The Growth Question: Is This What Eagle Needs?

At the heart of Sagehill is a familiar local debate: how do we grow without losing what makes the Treasure Valley special?

Supporters of the project point to the demand for large-lot housing, especially for buyers seeking privacy, space, and proximity to the foothills. With shared infrastructure already in place through Avimor, the argument is that this is a smart, connected way to expand without overburdening city resources.

Critics might raise concerns about:

• Sprawl – Will more development in the foothills lead to traffic bottlenecks, wildfire risks, or strain on emergency services?

• Water use – Estate-style living means big lots and potentially big water usage. Is the region ready to support that sustainably?

• Transparency – With a P&Z commissioner involved in the development team, how open and impartial is the review process?

Eagle residents and Treasure Valley locals in general have been asking these kinds of questions for years, especially as growth accelerates.

What This Means for the Future of Eagle

Sagehill represents a broader turning point for Eagle and its surroundings. As development pushes further into the foothills, cities and counties will need to weigh:

• How to preserve open space and natural views

• How to manage infrastructure and emergency services in remote areas

• How to balance demand for housing with long-term planning

Will Sagehill be the beginning of a new era of luxury, nature-focused housing? Or will it trigger tighter regulations on annexation and growth?

Either way, it’s a story to watch closely.

Stay Informed, Stay Connected

As the Sagehill project moves through the review process, public hearings and city council discussions are sure to follow. If you're a resident of Eagle, Avimor, or anywhere nearby, this is your chance to get involved and help shape the future of your community.

At I Heart City Of Trees, we’re here to keep you in the loop on the stories that shape the Treasure Valley’s growth, from legal battles to neighborhood spotlights to big development news.

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