Carriage Hill, Carriage Hill North, or Carriage Hill West? They’re Three Different Neighborhoods

Carriage Hill, Carriage Hill North, and Carriage Hill West are three separate communities with three separate homeowners associations. That’s why the dues you find online don’t match each other. They aren’t supposed to.

Updated October 2026

One name on the sign. Three different neighborhoods behind it.

If you’ve been trying to figure out what you’d actually pay in HOA fees out there, that’s the answer, and I don’t know of anywhere else online that says it.

Why does the builder name keep changing on you?

Search Carriage Hill and you’ll see Coleman Homes on some pages and Toll Brothers on others. Both are right. They’re just right at different times.

Toll Brothers bought Coleman Homes in November 2016. That was Toll’s entry into the Boise market.

So a page written in 2015 says Coleman. A page written in 2021 says Toll Brothers. Same houses, same streets, one corporate purchase in between.

Once you know that, the whole thing stops being confusing.

What is the original Carriage Hill like?

This was something Nampa hadn’t really seen before when it went in.

Homes went up roughly 1999 through 2015, built by custom builders. The lots are the biggest of the three, running from about a fifth of an acre up to six tenths. And because it’s the oldest, the landscaping is the most mature by a wide margin.

Dues here run about $275 a quarter.

What is Carriage Hill North like?

Built roughly 2013 through 2021, which means it started under Coleman and finished under Toll Brothers. Semi custom and production homes on quarter to third acre lots.

It has its own association and its own dues, separate from the original.

Heads up on one thing. Two well known sites publish two different annual figures for North’s dues, and I can’t tell you which is current from the outside. Get it in writing from the association before you’re under contract, not after.

What is Carriage Hill West like?

The newest of the three. Homes from 2020 on, built by Toll Brothers and sold as the Garden and Woodland collections. Lots run around a quarter acre or smaller.

It’s built out now, or close enough that you shouldn’t count on new inventory.

Its dues run higher than the other two, right around $800 a year, with its own separate association.

So which one would I buy?

The original.

Bigger lots and mature landscaping are the two things you cannot add later. You can update a kitchen. You cannot make a tree older.

That’s my preference, not a verdict. Plenty of people want the opposite trade, and they should. A newer home means newer systems, newer everything, and nobody else’s twenty five year old choices to undo. If you want new construction in Carriage Hill, you’re getting a Toll Brothers home, and those are nice houses on good streets.

There’s no losing pick here. There’s just which set of tradeoffs fits your life.

What do all three share?

Schools are the same across the board. Owyhee Elementary, Lone Star Middle School, Nampa High School. I verified that through Nampa School District’s own boundary tool rather than a listing page.

There’s a pool and clubhouse, parks and a playground, a sand volleyball court, a basketball court, and a walkway system running through.

RedHawk Golf Course is about three minutes away.

And a community pool is a bigger deal in Nampa than out of state buyers expect. Our summers get hot. A pool you can walk to changes how your family spends July.

What is the Nampa market doing around Carriage Hill right now?

Carriage Hill sits in Canyon County, and county numbers are the honest frame for a neighborhood this size. In August 2026 the median sales price across Canyon County was $443,100, per the Boise Regional REALTORS monthly stat sheet. Homes averaged 42 days on market, and resale homes averaged 31.

Inventory sat at 2.6 months countywide. That same report calls 4 to 6 months a balanced market, so August was still tilted toward sellers.

Two numbers from that report are the ones I would want if I were selling in Carriage Hill. 21% of the homes that went under contract in August had cut their original price by at least $10,000 first. And the homes already listed before August started had been sitting an average of 91 days.

None of that is a Carriage Hill number. Boise Regional REALTORS publishes by county, not by subdivision, and a county median will not tell you what your street is worth. If you want the actual comparable sales on your block, ask me and I will pull them. More on the wider city market is on my Nampa real estate page.

What will property taxes look like on a Carriage Hill house?

Your first move as an owner is the homeowner’s exemption, and a lot of people moving here have never heard of it. It takes 50% of the value of your home and up to one acre of land off the taxable amount, with a maximum of $125,000. Those are the Idaho State Tax Commission’s figures as of September 2026.

You apply through the Canyon County Assessor’s office, and the assessor decides whether you qualify. Once it is approved it stays approved until the house changes hands or stops being your primary residence, so there is nothing to renew.

The one acre part matters out here. The original Carriage Hill lots top out around six tenths of an acre, so the whole lot sits inside the exemption. On a property with real acreage, only the first acre does.

I am not your tax preparer and the assessor makes the call. But if you close on a house in Carriage Hill and skip this, you are paying more than you have to.

How do I tell which Carriage Hill an address is in?

The recorded subdivision name on the plat is the answer, and it is public. Pull the address up on the Canyon County Assessor’s property search and read the legal description. It names the subdivision and the phase, and that is what your HOA follows. The entrance sign you drove past has no legal weight at all.

Two more places confirm it. The title company’s preliminary report names the association and lists the CC&Rs recorded against the parcel. And the management company will give you the current dues in writing if you ask for them in writing.

Three sources agreeing is what I call confirmed. Two agreeing with the third one silent is a question I make somebody answer before the inspection period runs out.

What is the one thing to nail down before you write an offer?

Which Carriage Hill are you actually in.

Not which sign you drove past. Which association. Because that determines your dues, your rules, and who you call when something breaks.

Ask for the association name and the current dues in writing. If your agent shrugs at that question, that’s information too.

Looking at other Nampa neighborhoods too? Here is Summit Ridge versus Lava Springs, and why Lava Springs is called that.

Feeling informed is different than thinking you’re informed.

If you’re looking at Carriage Hill and want someone to tell you straight which section fits what you’re after, that’s the easy part of my job. New to the valley? Start with my free Idaho Relocation Guide.

Garrett with Living in Idaho at LPT Realty