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Garden City, ID · Ada County · 55+ · Greenbelt Access · Largest Established

Willowbrook

The largest established 55+ community in the Boise area — 231 single-family homes in Garden City with direct Boise River Greenbelt trail access, gated entry, and the lowest HOA of any Boise-area 55+ community with a clubhouse.

231Homes
~$150/moHOA / Month
$375K–$600KPrice Range
~0.76%Ada Co. Tax
OverviewAmenitiesTrue CostBoise Hub

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Overview

Willowbrook is the largest and most established 55+ community in the Boise area — 231 single-family homes on the Garden City border, gated, with direct access to the Boise River Greenbelt trail system. The Greenbelt is the defining amenity: 25 miles of paved riverside trails connecting downtown Boise to Eagle and beyond. For active walkers and cyclists, no other Boise 55+ community delivers this proximity.

The HOA at ~$150/month is the lowest of any Boise-area community with a clubhouse and pool. The trade-off is age: Willowbrook is an established community, not new construction. Resale homes vary in condition and renovation status. Buyers should budget for updates on older homes.

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 Ada County, this saves approximately $850–$950/year in property tax. File with the Ada 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.
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Amenities

Gated entry
Clubhouse with fitness center
Outdoor pool
Walking trails with Boise River Greenbelt access
Tennis courts
Community gathering spaces
Lawn care included

True Monthly Cost

All-in monthly cost — $475K Willowbrook home

HOA fee~$150/mo
Ada Co. tax (after homestead exemption, ~0.76%)~$222/mo
Homeowners insurance (Idaho — low risk)~$110–$155/mo
Utilities (Idaho Power — low rates)~$145–$195/mo
Total monthly carrying cost (excl. mortgage)~$627–$722/mo

Right For / Not Right For

Good fit if you:

  • Want Boise River Greenbelt trail access from your door
  • Want established community with proven culture
  • Want lower HOA vs Cadence or Trilogy
  • Want Ada County location close to downtown Boise

Not right if you:

  • Want new construction (→ Cadence at Century Farm)
  • Want golf (→ Trilogy Valor)
  • Want indoor pool (→ Cadence at Bainbridge)

Questions About Willowbrook?

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

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the right 55+ community?

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