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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

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.

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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