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Nampa, ID · Canyon County · 55+

Four Seasons

Value-tier 55+ community in Nampa — Canyon County’s lower tax rate and Nampa’s lower home prices create the Treasure Valley’s most affordable total carrying cost for a full 55+ community.

~75Homes
~$135/moHOA / Month
$300K–$450KPrice Range
~0.68%Canyon Co. Tax
OverviewTrue CostBoise Hub

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Overview

Four Seasons is one of Nampa’s established 55+ options. Canyon County’s effective tax rate (~0.68% after homestead) and Nampa’s pricing make this the value tier of the market. For buyers on fixed income who want the 55+ community experience without the premium of Ada County or the scale of Trilogy, Nampa communities deliver solid value.

Idaho Homestead Exemption — Apply After ClosingIdaho’s homestead exemption reduces taxable value by 50%, capped at $125,000. On a $500K home in Canyon County, this saves ~$850–$950/year. File with the Canyon County Assessor — renews automatically.
Idaho $95,870 Retirement DeductionMarried filers 65+ can deduct up to $95,870 in qualified retirement income. Social Security is fully exempt. Most retired couples pay zero Idaho income tax.
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True Monthly Cost

All-in monthly cost — $375K Four Seasons home

HOA fee~$135/mo
Canyon Co. tax (after homestead, ~0.68%)~$176/mo
Homeowners insurance~$110–$155/mo
Utilities (Idaho Power)~$145–$195/mo
Total monthly carrying cost (excl. mortgage)~$566–$661/mo

Questions About Four Seasons?

We can run your Canyon County homestead exemption and Idaho income deduction analysis.

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Free Consultation · Vetted Agents · No Obligation

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the right 55+ community?

Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.

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