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Kuna, ID · Canyon County · Shea Homes · 55+ · 36-Hole Golf

Trilogy Valor

The largest 55+ community in the Boise market — Shea Homes’ Trilogy Valor in Kuna with a 36-hole Valor Club championship golf course, the 10,000 sq ft Treasure Valley Social Club, resort pools, and an active lifestyle program. 16 miles southwest of downtown Boise.

~970Homes
~$275/moHOA / Month
$450K–$800KPrice Range
~0.68%Canyon Co. Tax
OverviewAmenitiesTrue CostBoise Hub

Overview

Trilogy Valor is the flagship 55+ community in the Treasure Valley — Shea Homes’ largest Idaho product, built around the Valor Club’s 36-hole championship golf course. At full buildout, the community will have approximately 970 homes across single-family detached and duplex configurations. The Treasure Valley Social Club opened in 2024 with resort-style amenities, and the restaurant and bar are planned as the community fills out.

The Kuna location — 16 miles southwest of downtown Boise — is the primary trade-off. It’s further from Boise’s medical corridor (St. Luke’s, St. Al’s) and from downtown amenities than the Meridian Cadence communities. Canyon County’s property tax rate (~0.68% effective after homestead) is slightly lower than Ada County (~0.76%), which partially offsets the drive.

Idaho Homestead Exemption — Apply After ClosingIdaho’s homestead exemption reduces taxable value by 50%, capped at a $125,000 reduction. On a $550K home in Canyon County, this saves approximately $850–$950/year in property tax. File with the Canyon County Assessor after closing — it renews automatically each year thereafter. Ada County effective rate after exemption: ~0.76%. Canyon County: ~0.68%.
Idaho Retirement Income Deduction — $95,870 for Married FilersIdaho allows a $95,870 deduction on qualified retirement income for married filers 65+, including pension, IRA, and 401(k) distributions. Social Security is fully exempt. For most retired couples, this eliminates Idaho income tax entirely. Idaho’s flat income tax rate is 5.8% — the deduction is the offset that makes the effective burden near zero for typical retirees.

Amenities

Valor Club — 36-hole championship golf (separate membership)
Treasure Valley Social Club — ~10,000 sq ft
Resort-style outdoor pool and spa
Indoor pool
Fitness center with pickleball courts
Restaurant and bar (planned)
Coffeehouse
Walking and biking trails
Lawn care included in HOA

True Monthly Cost

All-in monthly cost — $575K Trilogy Valor home

HOA fee~$275/mo
Canyon Co. tax (after homestead exemption, ~0.68%)~$272/mo
Homeowners insurance (Idaho — low risk)~$110–$155/mo
Utilities (Idaho Power — low rates)~$145–$195/mo
Total monthly carrying cost (excl. mortgage)~$802–$897/mo

Right For / Not Right For

Good fit if you:

  • Want the most amenity-rich community in the Boise market
  • Want on-site golf (the only 55+ community in the market with golf)
  • Coming from a large Sun City or Del Webb community and want similar scale
  • Want new construction — Trilogy is still actively selling

Not right if you:

  • Want to be close to Boise proper — Kuna is 16 miles out
  • Want the lowest HOA — $275/mo is the highest in the market
  • Want an established community with proven social calendar (still building)

Questions About Trilogy Valor?

We can run your Canyon County homestead exemption math and compare against other Boise communities.

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