8372 W Willowcourt Dr

Run June 7, 2026 · rate 6.5% (Freddie 6.48% / Bankrate 6.53%, 6/7/2026) Updated June 7, 2026 — flagged 55+ age-restricted (see below).

🛑 DISQUALIFIED — 55+ AGE-RESTRICTED COMMUNITY

Willowbrook Estates is a 55+ (age-restricted) community. Eric does not qualify, so this is out regardless of the numbers — the cheap monthly is moot. Keeping this file (and its leaderboard row) on the shelf as a reference in case the listing/situation resurfaces, NOT as an active candidate. Everything below is the pre-disqualification analysis; it still stands on the math, just not on eligibility.

Listing facts

• Price: $149,000 — ESTIMATED AUCTION price (not a fixed ask)
• Manufactured home — but on what looks like OWNED, fee-simple land (see county record).
• This is an AUCTION listing: as-is, limited inspection, possible occupancy, title risk.

County record — Ada County Assessor (the truth)

• This is an R-parcel = real property / fee-simple land — the key difference from 8140 N Andy Ln.
• The $149k auction estimate is LESS THAN HALF the $331,300 assessed value. That gap is the entire story of this listing — see flags.

Tax is low (~$1,100/yr ≈ ~$92/mo) against a $331k assessed value → effective rate ≈ 0.33%, well below the ~0.9% un-exempted norm. That tells us the homeowner’s exemption is already applied (owner Townsend is a person living there). Eric inherits roughly this ~$92/mo, no exemption adjustment needed.

Affordability — the monthly is trivial; the risk is everything

Run at the $149k auction estimate, 20% down:

• 20% down = $29,800 → loan $119,200
• P&I at 6.5%: ~$753/mo
• Property tax (exemption already applied): ~$92/mo
• Insurance: ~$110/mo
• HOA: $67/mo
• PMI: $0 (20% down)
• All-in: ~$1,022/mo → ~$1,478/mo UNDER the $2,500 ceiling

Cash squeeze — none

• 20% down ($29.8k) + ~$4.5k closing ≈ $34.3k — leaves ~$70.7k of the $105k fund. You could even pay cash for most of it. Cash is a non-issue at this price.

Flags (the price is cheap; the reasons it’s cheap are the risk)

• $149k vs. $331k assessed = a >50% gap. Auctions price low to start bidding, so the final number will likely be higher — but a gap this wide also screams condition, title, or occupancy problems. Do not assume you get a $331k house for $149k; assume you find out why it’s $149k.
• Auction terms: as-is, limited or no inspection, possible occupant still in the home (eviction risk/cost), and title risk (liens, clouded title). Budget for a title search and worst-case eviction before bidding.
• Manufactured home (1990): even on owned land, financing can be fussier and resale/appreciation is weaker than a stick-built home. Confirm a lender will do a conventional loan on it; many will on a permanently-affixed manuf. home on fee-simple land, but verify.
• 2 bd / smallest livable footprint of the real candidates (1,066 sqft).
• The one genuinely strong positive: it’s an R-parcel (fee-simple land) with a modest $67/mo HOA — structurally a real estate purchase, unlike 8140 N Andy Ln’s rented-lot trap.

Bottom line

Disqualified on eligibility: it’s a 55+ community, so Eric is out before the math even matters. For the record, the numbers were excellent — on paper the cheapest path to “own a home in Ada County well under budget” at ~$1,022/mo all-in with ~$71k of cash left over, on owned land — but the $149k auction estimate against a $331k assessed value was always a flashing light (condition/title/occupancy), not a clean bargain. Even if every diligence item (title, occupancy, financing, as-is condition) had cleared, the 55+ restriction ends it. Shelved as a reference, not a live candidate.