A Chicago developer is embarking on its second single-family residential project with an investment in a collection of high-end housing and amenity buildings in Idaho.
The development, Tributary in Driggs, Idaho, spans 1,500 acres in the Teton Valley, with Yellowstone National Park as the backdrop. Sterling Bay plans to add an activity center, upgraded restaurant and bar, lake, pool, golf pro shop and cabin-style homes.
Tributary, formerly called Huntsman Springs, broke ground nearly 20 years ago and is home to a widely recognized golf course designed by David McLay Kidd, which was renovated last year. A Chicago-based investor purchased the development in 2017 and rebranded to Tributary in 2019.
The first phase of development by Sterling Bay includes the activity center, which promises an indoor-outdoor coffee shop, retail store, fitness center, basketball court, locker rooms, saunas, steam rooms, golf simulators, gaming tables, lounge seating and a children’s playroom.
Homesites available now range between 0.50 and 2 acres, with a second round coming in 2026 promising 1 to 5 acres. Sterling Bay is offering four floor plan models of its cabin homes with six more designs in the works. Homebuyers can also purchase a homesite for a custom home. Homes built since 2024 have averaged $4.15 million, according to the company, and homesites run about $1.3 million.
Available home plans range from two-bedroom, two-bath homes with 1,460 square feet up to five-bedroom, five-and-a-half-bathroom homes with 5,000 square feet. Homesites in Tributary are dotted around the 18-hole golf course.
Sterling Bay is known for its large commercial projects and multifamily buildings, such as McDonald’s global headquarters in Chicago and a redeveloped cold storage warehouse occupied by Google in that city, as well as other urban campuses.
The developer said this venture builds on the success of a similar luxury mountain project in Utah called Victory Ranch. That project included homesites, cabins and custom homes around a private golf course. Sterling Bay purchased that development in 2012.
