6091 S Lowland View Way
- Price$399,000
- Beds / Baths3 / 2
- Sqft1,424
- Lot8,276 sqft
- Built2004
- HOA$29/mo
- Avg drive20 min
- School zoneWest Ada
Drive times 20 min avg
- Illya's house 16 min 8.1 mi
- Jay & Debby's house 30 min 15.4 mi
- Boise High School 20 min 13.2 mi
- Idaho Fine Arts Academy 12 min 6.3 mi
Driving estimates via OSRM (free-flow, no traffic) — routes drawn on the map above. Average across 4 landmarks.
Valuation & tax history
| Year | Assessed value | Property tax |
|---|---|---|
| 2025 | — | $954.52 |
| 2024 | — | $991.30 |
| 2023 | — | $1,003.40 |
| 2022 | — | $1,312.50 |
| 2021 | — | $1,234.74 |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Run June 7, 2026 · rate 6.5% (Freddie 6.48% / Bankrate 6.53%, 6/7/2026)
Listing facts
- ~$280/sqft
- Real candidate in SW Boise. Largest lot of the three real stick-built homes; small HOA.
County record — Ada County Assessor (the truth)
- Owner of record: blank on the assessor page (name field empty — likely a redaction or recent- transfer gap; title taken under Instrument #2024004307, i.e. ~2024, a recent purchase). The low tax (below) confirms an owner-occupant exemption is in force, so treat as owner-occupied.
- List price EXACTLY MATCHES assessed value ($399,000). Priced right at the county’s market number — no gap in either direction. Honest pricing; also no built-in equity cushion.
Tax is low and trending DOWN (~$955/yr ≈ ~$80/mo) against a $399k assessed value → effective rate ≈ 0.24%. The homeowner’s exemption is already applied (and the recent ~2024 purchase by a person lines up with the exemption kicking in). Eric inherits roughly this ~$80/mo — a very low monthly tax.
Affordability — VERDICT: FITS (best house of the batch)
- 20% down = $79,800 → loan $319,200
- P&I at 6.5%: ~$2,018/mo
- Property tax (exemption already applied): ~$80/mo
- Insurance: ~$110/mo
- HOA: $29/mo (don’t forget this)
- PMI: $0 (20% down)
- All-in: ~$2,237/mo → ~$263/mo UNDER the $2,500 ceiling. The ultra-low tax (~$80/mo) is what keeps a $399k house this affordable.
Cash — now fits at $105k
- 20% down ($79.8k) + ~$12.0k closing ≈ $91.8k — inside the $105k fund, leaving ~$13.2k of cushion. (At the old $90k fund this overran by ~$1.8k and forced PMI; with $105k a clean 20% down works, no PMI. Emergency fund separate and untouched.)
Flags
- Price = assessed = $399k. Fairly priced, but that also means zero equity cushion at purchase and a P&I that overshoots the budget on its own.
- Owner name blank — verify ownership/clean title in escrow; tax pattern says owner-occupant (recent ~2024 buyer), not a flip.
- 2004 build, 8,276 sqft lot, only $29/mo HOA — genuinely the nicest package of the real candidates: newest tie, biggest real lot, very low tax, trivial HOA. The problem is purely the price.
- Top-of-range price, but it now fits — at the $2,500 ceiling / $105k fund this clears both walls (~$2,237/mo, ~$13k cash cushion). It’s the priciest of the clean fits, so a lowball still helps: into the mid-$360s it would land near ~$2,080/mo and jump to the front of the pack.
Bottom line
The best house of the batch, and at the new budget the price finally works. Everything physical is right — 2004, 3bd/2ba, biggest lot, $29 HOA, and a very low property tax (~$80/mo) — and $399k = assessed (fairly priced, no cushion) now pencils to ~$2,237/mo (~$263 under $2,500) with the cash fitting at $105k (~$13k left). It’s strictly better than Auburn (same price, far lower tax, normal lot) and a genuine top-tier contender alongside Bury and Brookover. Still worth a lowball — if it comes down ~$35k to the mid-$360s it’s the clear #1 — but at ask it’s now a legitimate yes, not a no.