6091 S Lowland View Way

Run June 7, 2026 · via boise-home-eval skill · rate 6.5% (Freddie 6.48% / Bankrate 6.53%, 6/7/2026)

Listing facts

• Source: https://www.zillow.com/homedetails/6091-S-Lowland-View-Way-Boise-ID-83709/79527185_zpid/
• List price: $399,000
• 3 bd / 2 ba · 1,424 sqft · built 2004 · lot 8,276 sqft · HOA $29/mo · ~$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)

• Parcel: R7810900630 · Subdivision: SEQUOIA GROVE SUB · Zone R4 · 0.191 ac
• 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.
• 2026 assessed value: $399,000 — land $172,000 (cat 150, MARKET) + improvement $227,000 (cat 370, COST)
• 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.

Actual property tax history (Total Taxes billed)

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 — the lowest monthly tax of any candidate.

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, the lowest of any candidate) 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, lowest 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 the lowest property tax of any candidate (~$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.