2750 N Macondray Ln
- Price$399,000
- Beds / Baths3 / 2
- Sqft1,088
- Lot4,356 sqft
- Built1993
- HOANone
- Avg drive14 min
- School zoneBoise
Drive times 14 min avg
- Illya's house 15 min 5.8 mi
- Jay & Debby's house 13 min 3.5 mi
- Boise High School 8 min 3.2 mi
- Idaho Fine Arts Academy 20 min 10.8 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 |
|---|---|---|
| 2026 | $349,700 | — |
| 2025 | $326,700 | $1,865.02 |
| 2024 | $318,600 | $1,761.76 |
| 2023 | $338,700 | $2,045.64 |
| 2022 | $382,700 | $2,239.44 |
| 2021 | $278,100 | $1,678.28 |
| 2020 | $222,400 | $1,457.72 |
Idaho has no cap on assessment increases — assessed value (and therefore tax) drifts up year over year. Budget for the drift.
Run July 2, 2026 · rate 6.5% (Freddie 6.43% 7/2/2026) · cash fund $105k.
Status alert: this listing is PENDING (under contract) as of 7/2 — likely unavailable. Numbers below are still real, but treat this as a comp/backup, not a live target. It’s also a townhouse in QUINCE COVE SUB (HOA likely, dues undisclosed), which puts it against Eric’s no-HOA rule regardless.
Listing facts (Zillow)
- List price $399,000 — PENDING (under contract) · Zestimate $397,600 · $367/sqft
- 3 bd / 2 ba · 1,088 sqft · built 1993 · lot 4,356 sqft (0.10 ac) · HOA “$–” (Zillow — not disclosed) · Townhouse
County record — Ada County Assessor
- Parcel R7292510045 · Subdivision QUINCE COVE SUB (LOT 4 BLK 1) · Zone R-1C · 0.103 ac · Tax Code Area 01-6 (~0.92% Boise levy) · long-held (~2009).
- Owner FORSTER CHERIE — a person, and the tax math shows the homeowner’s exemption is already on the bill → owner-occupied, not a flip.
- 2026 assessed $349,700 — land $200,000 + dwelling $149,700. List is ~$49,300 (~14%) over assessed — a moderate gap.
- Built 1993, no remodel on record · county “Single Family,” physically an attached townhouse · 3 bd / 2.00 ba · A/C: yes · 312-sqft garage (two doors visible — effectively 2-car) · 100-sqft patio · attached unit on a 0.10-ac lot.
The 2025 bill of $1,865.02 ≈ ($326,700 − $125,000 exemption) × 0.925% — exemption already applied. Eric re-files after closing → 2026 taxable $224,700 × 0.925% ≈ ~$2,078/yr ≈ ~$173/mo.
Affordability — moot (PENDING). On paper ~$2,286/mo before HOA, ~$92k cash — tight once HOA lands.
At 20% down (no PMI): down $79,800 → loan $319,200 · P&I ~$2,018 · tax ~$173 · ins ~$95 (attached unit) · all-in BEFORE HOA ~$2,286/mo. HOA UNKNOWN (townhouse sub; not disclosed) — at ~$150/mo → ~$2,436/mo, near the ceiling. Cash: $79,800 + ~$11,970 closing ≈ $91,770, inside $105k with ~$13,230 cushion.
Flags
- PENDING / under contract (7/2). Practically off the table — track only in case it falls through. Biggest flag.
- Townhouse in QUINCE COVE SUB → HOA (Eric’s hard-no), dues undisclosed. Even if it came back on market, the likely HOA runs against Eric’s rule; the true payment is unknown until the dues are pulled.
- $367/sqft on 1,088 sqft — pricey per foot for an attached unit; ~14% over the county’s $349,700.
- Pluses (if it ever reopens): 3 bd / 2 full baths, A/C, an effective 2-car garage, 1993 build (low mechanical risk), owner-occupied. A decent little unit — just pending and (likely) HOA-encumbered.
Bottom line
Effectively out — it’s PENDING as of 7/2. Keep it as a comp/backup only. Even setting status aside, it’s an attached townhouse in QUINCE COVE SUB (so an HOA, dues undisclosed, against Eric’s no-HOA rule) at $367/sqft, ~14% over the county’s $349,700, and once any HOA is added the ~$2,286/mo (before dues) payment crowds the $2,500 ceiling. On the plus side it’s a tidy 1993 3/2 with A/C and a 2-car garage. If it falls out of contract AND has no/low HOA, revisit; otherwise no action. (Exemption is already on the current bill — Eric would re-file to hold ~$173/mo.)