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Caldwell, ID · Canyon County · 55+ · Value

Copper Ridge

Lowest price-point 55+ community in the Treasure Valley — Caldwell, Canyon County, pool and basic amenities at entry-level HOA and home pricing.

~70Homes
~$130/moHOA / Month
$275K–$425KPrice Range
~0.68%Canyon Co. Tax
OverviewTrue CostBoise Hub

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Overview

Caldwell is the westernmost major city in the Treasure Valley and has the region’s lowest home prices. Copper Ridge serves buyers who want the 55+ lifestyle at the absolute value floor of the Idaho market. The Canyon County tax rate after homestead exemption produces the lowest monthly property tax bill in the metro.

Idaho Homestead Exemption — Apply After ClosingIdaho’s homestead exemption reduces taxable value by 50%, capped at $125,000. On a $500K home in Canyon County, this saves ~$850–$950/year. File with the Canyon County Assessor — renews automatically.
Idaho $95,870 Retirement DeductionMarried filers 65+ can deduct up to $95,870 in qualified retirement income. Social Security is fully exempt. Most retired couples pay zero Idaho income tax.
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True Monthly Cost

All-in monthly cost — $350K Copper Ridge home

HOA fee~$130/mo
Canyon Co. tax (after homestead, ~0.68%)~$164/mo
Homeowners insurance~$110–$155/mo
Utilities (Idaho Power)~$145–$195/mo
Total monthly carrying cost (excl. mortgage)~$549–$644/mo

Questions About Copper Ridge?

We can run your Canyon County homestead exemption and Idaho income deduction analysis.

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Free Consultation · Vetted Agents · No Obligation

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the right 55+ community?

Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.

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