The listing agent for the Upper Valley.
Rexburg, Sugar City, Rigby, St. Anthony, Island Park and Ashton, with Idaho Falls and Ammon every week. Photography and video produced in house on every listing, a broker on every contract, software we built, and the numbers to show for it.
Pictured: 2224 E Highway 33, Sugar City. Listed and filmed by Smith Robinson in June 2026 and under contract in 14 days.
More Rexburg home sales than any other agent on Zillow: 521, as of October 2026 (Zillow agent directory, Rexburg, Idaho). Rick Robinson, broker: 793 sales and a 5.0 rating from 142 reviews on Zillow, REALTOR® of the Year 2021, and past president of the Upper Valley Association of REALTORS® and the Snake River Regional MLS.
Four counties, four different markets.
A seller in Rexburg is not in the same market as a seller in Ammon, and a $350,000 home is not in the same market as a $700,000 one on the same street. The county figures first, then what they mean for your price.
| County | Sales, two years | Median sold price | Median days to contract | Months of supply | Share of final asking |
|---|---|---|---|---|---|
| Madison · Rexburg, Sugar City | 375 | $443,150 | 52 | 6.3 | 99.0% |
| Jefferson · Rigby, Ririe, Menan | 600 | $460,000 | 49 | 4.0 | 99.4% |
| Fremont · St. Anthony, Island Park, Ashton | 381 | $530,000 | 69 | 10.1 | 97.2% |
| Bonneville · Idaho Falls, Ammon, Iona | 2,739 | $412,500 | 39 | 3.8 | 99.8% |
Based on information from the Snake River Regional Multiple Listing Service for the period September 16, 2024 through September 15, 2026 (Madison County: September 18, 2024 through September 11, 2026). Single-family homes; months of supply counted on September 15, 2026, near the yearly high.
More than six months of supply overall
Buyers have choice here, so an overpriced listing sits. In Madison County 57% of sales landed between $300,000 and $500,000, and the middle of the market took 49 days; the $700,000 to $900,000 band took 74. Price inside the band your home belongs to, and lead with media the competing listing does not have.
Balanced, with a premium band
Rigby carried 523 of the county's 600 sales at a $478,000 median and 48 days to contract, sold at 99.6% of asking. Acreage and newer construction hold the top of the band; our Rigby closings in 2026 averaged well above the county median.
The fastest market in the region
A $412,500 median, 39 days to contract and 99.8% of asking. Under $400,000 still favors sellers; $500,000 and up tips toward buyers. Idaho Falls and Ammon get the same media day, launch and broker review as every Upper Valley listing.
The number that matters is what lands in your account.
Search for help selling a home in the Upper Valley and you will be buried in “we buy houses” ads. Those companies solve for their margin. A listing agent solves for your net: open-market exposure, competing buyers, and a negotiation run by people who sell homes here every week.
The cash-offer route
- Offers typically land at 70% to 85% of market value. The discount is how the buyer makes money.
- One buyer, one number, no competition to push the price up.
- “No fees, no commission” hides the real cost: the equity you leave behind.
- Built for genuine distress, foreclosure timelines and uninhabitable property, not a normal sale.
Listing with Smith Robinson
- Full open-market exposure: every qualified buyer in the region sees your home.
- Homes across the four counties sold at 99.3% of their final asking price over the two years to September 15, 2026.
- Cinematic media from Sold Visual and a dedicated website for your home create demand, and demand drives price.
- A net sheet before you list, so you know your walkaway number at every price point.
The math on a typical home: at the four-county median of $425,000, a cash offer at 70% to 85% of market value leaves $64,000 to $128,000 on the table, far more than commission and selling costs combined. Unless you are in genuine distress, the weeks a well-marketed listing takes are the most profitable weeks you will spend. Based on information from the Snake River Regional Multiple Listing Service for the period September 16, 2024 through September 15, 2026.
We build the software we sell homes with.
Our own media company, our own showing software, our own portal and e-signature. Nothing here is rented, outsourced or billed back. The home pictured above got all of it; so does every listing we take.
Sold Visual, our own media company
Photography, aerial drone, an FPV walkthrough and a cinematic video tour on every listing, shot and edited by Sold Visual, the media company we built and run. Nothing is outsourced and nothing is billed back. Dark, editorial, lifestyle-first media that makes buyers stop scrolling, not the bright blue-sky MLS shot.
ShowingBell, the showing software we built
Every showing on your home is scheduled through ShowingBell, the showing and feedback software we built. You approve or decline each one from a text, the buyer's agent is asked for feedback the same day, and every answer lands on your own activity page, in the agent's words, with a weekly report by email if you want one. You always know who has been through your home and what they thought.
Your seller portal in Two70 Homebase
Two70 Homebase is the operating system we wrote for the team, and your seller portal is the part you see: every offer as a plain-English card beside a live net sheet, your documents, where the sale stands, and an update every two days through escrow. The valuation comes back within 24 hours, and Two70 Sign, our own e-signature platform, signs on your phone.
Distribution
A dedicated website for your home, syndication to Zillow, Realtor.com, Homes.com, Redfin and the other major portals, email to our buyer database, open houses, and a social audience of more than a million monthly views across Instagram, TikTok and YouTube.
Four steps, engineered for your net.
Refined over more than 1,000 closed transactions. Deliberate at every stage.
Pricing strategy and the CMA
Within 24 hours, a comparative market analysis from the last 90 days of closed sales, adjusted for square footage, lot, condition and school boundary, presented as a price band with projected days on market at each point. A pre-listing walkthrough adds a short list of only the work that returns at least one and a half times its cost. Your net sheet lives in your seller portal in Two70 Homebase, our own software, so you choose the strategy with the walkaway number in front of you.
Media day with Sold Visual
Photography, aerial drone, an FPV walkthrough and a cinematic video tour, shot and edited by Sold Visual, the media company we built and run. Nothing outsourced, nothing billed back.
The launch, and ShowingBell on every showing
The dedicated website, syndication to the major portals, email to our buyer database, open houses, and our social channels. Then every showing is scheduled through ShowingBell, the showing and feedback software we built: you approve from a text, the buyer's agent is asked for feedback the same day, and every answer lands on your activity page in the agent's words. Your home enters the market as an event, not a line item.
Offers to closing, in your seller portal
Every offer arrives as a plain-English card beside your live net sheet, so you compare walkaway numbers instead of headline prices. Rick, the broker of record, reviews contract structure on every deal, Megan, our transaction coordinator, manages inspections, appraisal and closing with an update every two days, and Two70 Sign, our own e-signature platform, signs on your phone.
Five 2026 listings, five launches.
Rexburg, Sugar City, Rigby and Idaho Falls, from a two-week sale to a retail center that never hit the open market.
Days on market are from the Snake River Regional MLS closed-sale record for each listing (export of August 25, 2026); the Rigby home closed after that export and the Rexburg retail center was never an MLS listing. Homes above $900,000 carried 13.4 months of supply across Madison, Jefferson, Fremont and Bonneville counties over the two years to September 15, 2026, so the top of the market takes longer by design. Sale prices are not published.
Most sellers get one agent. You get the marketer and the broker.
On the same team, on the same file, with Megan, our licensed transaction coordinator, keeping every closing on schedule.
Grant Smith
Grant leads the brand, the content and the in-house media behind every Smith Robinson listing, and the software the team runs on. He built the cinematic standard every listing now gets, and he runs the launch strategy on yours. (208) 499-4016
Rick Robinson
Rick brings broker-level oversight to every contract: structure, compliance and negotiation, with more than 1,000 career transactions across residential, luxury, commercial and land. 793 sales and a 5.0 rating from 142 reviews on Zillow, REALTOR® of the Year 2021, and past president of the Upper Valley Association of REALTORS® and the Snake River Regional MLS. (208) 360-4688
Meet the full team, including Megan, on our about page, or read what past sellers say in our client reviews.
Listing in Bonneville County.
The fastest market in the region, and the one most online searches point at. We list here every year with the same media day, launch and broker review as in the Upper Valley.
| City | Sales, two years | Median sold price | Median days to contract | Share of asking |
|---|---|---|---|---|
| Idaho Falls | 2,171 | $399,000 | 38 | 99.8% |
| Ammon | 431 | $450,000 | 44 | 100.0% |
| Iona | 81 | $479,995 | 37 | 99.7% |
Based on information from the Snake River Regional Multiple Listing Service for the period September 16, 2024 through September 15, 2026. Ammon's premium over Idaho Falls rests on Bonneville District 93, post-2000 housing stock and a 15-minute freeway run to INL; verify the school feed for any address with the district. Neighborhood bands and more on our Idaho Falls and Ammon pages.
Questions Upper Valley sellers ask us.
Will I net more listing my home than taking a cash offer?
Usually, and by a wide margin. Investor cash offers typically land at 70% to 85% of market value. On the four-county median of $425,000 that gap is $64,000 to $128,000, far more than commission and selling costs combined, while homes listed on the open market sold at 99.3% of their final asking price over the two years to September 15, 2026. We build a net sheet at the pricing meeting so you can compare both paths in real dollars. Based on information from the Snake River Regional Multiple Listing Service for that period.
How long will it take to sell my home in the Upper Valley?
The median single-family sale took 52 days to go under contract in Madison County, 49 in Jefferson County and 69 in Fremont County over the two years to September 15, 2026, against 39 in Bonneville County. Madison and Fremont counties carried more than six months of supply overall, which favors buyers, so the list price and the presentation on day one decide more here than they do in Idaho Falls. Based on information from the Snake River Regional Multiple Listing Service for that period.
What does it cost to list with Smith Robinson?
Commission is transparent and discussed at the listing consultation, with a net sheet that shows what you would walk away with at different prices and structures. The Sold Visual media day (photography, drone, FPV and the video tour), a dedicated website for your home, ShowingBell on every showing and your seller portal in Two70 Homebase are all ours and all included. No hidden fees and no marketing invoices.
How do showings and feedback work?
Every showing on your home is scheduled through ShowingBell, the showing and feedback software we built. You approve or decline each one from a text, the buyer's agent is asked for feedback the same day, and every answer lands on your own activity page in the agent's words, with a weekly report by email if you want one. Showing instructions and codes never appear on that page.
Do you list in Idaho Falls and Ammon as well?
Yes, every year. Bonneville County recorded 2,739 single-family sales in the two years to September 15, 2026, a median price of $412,500 and a median of 39 days to under contract; Idaho Falls alone had 2,171 sales at a $399,000 median and Ammon 431 at $450,000, sold at 100% of asking. Our pricing, media and launch are the same there as in the Upper Valley. Based on information from the Snake River Regional Multiple Listing Service for that period.
Ready to list your home?
Start with a valuation built by hand from the closed sales near your address, back to you within 24 hours on a business day. No cost, no obligation, nothing to sign.
Prefer to talk it through first? Call Grant at (208) 499-4016 or Rick at (208) 360-4688, or email [email protected].