What does $1.5 million buy in Nampa Idaho if you want acreage and a view?

At $1.5 million in Nampa right now, you get 3.845 acres and 5,866 finished square feet. Add a four car garage and a view out over the valley and the farm ground below. For years I told buyers the seven figure houses in this valley all sat in Eagle or the Boise foothills. Then I started listing them a few minutes from where I grew up. This one is 8716 Quail Ridge Drive. It is my listing, and here is the honest version of it, including who I would talk out of it.

What does $1.5 million actually get you in Nampa?

It gets you land, square footage and a view. Here is the whole sheet in one place.

Detail	8716 Quail Ridge Dr, Nampa
Price	$1,500,000
Bedrooms and bathrooms	4 bed, 3.5 bath
Finished square feet	5,866 (4,733 above grade, 1,133 below)
Acreage	3.845
Year built	2001, built by Greg Fischer
Garage	4 car, attached
Price per square foot	$255.71
Sewer	Septic
Irrigation	Boise-Kuna Irrigation District, pressurized, auto sprinklers
HOA	$500 a year, Quail Ridge Estates
2025 property taxes	$2,923.62
Schools	Lake Ridge, South Middle, Skyview High, Nampa District 131
MLS number	99001115

That $255.71 a foot is the line that surprises people. At this price the money is buying room and ground rather than a zip code.

How rare is four acres around here?

Rare enough that most buyers never see one. I pulled every residential closing in Ada and Canyon counties for the twelve months ending August 31, 2026. That came to 16,781 sales.

Of those, 4.4% sat on an acre or more. Only 1.9% sat on two acres or more. This one is 3.845 acres, so it lands inside that top slice.

Now, my count leaves out the bigger parcels that list in the Farm and Ranch class. So treat those percentages as a floor. Even so, the shape holds. Acreage with a finished house on it never gets easier to find.

What is the house like inside?

It is built for hosting, and the kitchen is where that shows up. Two ovens, two dishwashers and two sinks. A six burner gas cooktop and a double beverage refrigerator. All of it on granite, with an island and a breakfast bar.

Formal dining sits right alongside it. The office runs 31 by 15, with built-ins and a living area of its own. At that size you could run a business out of it.

Upstairs the primary suite is 20 by 19 and holds the view. It carries a gas fireplace, a walk in shower, a soaker tub and a closet fitted with built-ins. White oak floors run the house. There are three gas fireplaces, the windows are Andersen and the HVAC is dual zone. The roof is a year old.

Can you live on the main floor of this house?

Mostly, and it is worth knowing exactly how far that goes. Doorways and hallways throughout are 36 inches or wider. There is a bedroom on the main level with wheelchair accessible doorways. The full bath serving it has two entrances.

So the main floor holds a bedroom, a bath, the kitchen, both dining rooms, the family room and the office.

What is upstairs is the primary suite, three of the four bedrooms and the laundry. Those are measurements rather than opinions. If somebody in your house uses a walker or a chair, bring it and roll the route before you write. I have watched a doorway that cleared on paper catch a wheel in person.

What is the story with the shop and the pool house?

Both are started and neither is finished. I would rather you hear that from me than find it on the tour. The pool house is roofed, windowed and sheetrocked. Wire and plumbing are run and waiting on connection.

The shop is further back. There are approved plans for a shop with an office or ADU. The excavation is already dug and waiting on a foundation.

That is genuinely the hard part handled. Excavation and approved plans are the two steps that stall people. Still, a buyer is inheriting a project here. The price should read that way to you.

Can I finish that shop as an ADU?

Maybe, and I would verify it before counting on it. The seller has approved plans, which is a real head start. Two things still decide it.

First, who has jurisdiction. Idaho’s new accessory dwelling unit law took effect July 1, 2026. The statute says the section “shall apply only to cities with a population greater than ten thousand.” Cities, not counties. Meanwhile this property has a Nampa mailing address, a Canyon County parcel number, a private road and a septic system. That combination usually points to unincorporated county. So the ADU law may not reach it at all.

Second, the CC&Rs. Quail Ridge Estates is a PUD with recorded covenants. The statute also preserves valid covenants that applied when the owner took title. So I would put the jurisdiction question in writing to Canyon County. Then read the CC&Rs before you plan a second dwelling.

What will my property taxes actually be?

The 2025 bill was $2,923.62, and I would not budget on that number. That figure carries the current owner’s homeowner’s exemption and an assessed value that is going to be looked at again.

Here is how it resets. The Idaho State Tax Commission says the exemption “will exempt 50% of the value of your home and up to one acre of land (maximum: $125,000) from property tax.” It also says that “once approved, your exemption lasts until the home’s ownership changes.” So it ends with the sale. The new owner files their own with the county assessor.

Meanwhile the assessor sets a new value. A lender’s escrow estimate built off the seller’s old bill is the most common first-year surprise I see. On a house at this price, that gap gets expensive.

What does the HOA and the private road cost?

The HOA runs $500 a year, with no setup or transfer fee. There is also a road maintenance agreement on the private road. That is the honest trade for a lot like this.

CC&Rs and the property disclosure are both on file. So you can read them the week you tour, well before you write. I would.

The lot itself allows horses and chickens, and carries a dog run, garden space, RV parking and a storage shed. Outside, stamped concrete holds a swim spa and a hot tub, each set into its own deck.

Who should not buy this house?

Somebody who wants to walk in and be done. The shop and the pool house are real work. If finishing them sounds like a chore rather than a project, this is the wrong house, and there is no shame in that.

I would also slow you down if you have never owned septic or irrigation. Both are just a rhythm once you learn them. Even so, some people would rather pay a city utility bill and never think about it.

And if your week happens on the east side of Boise, drive it at the hour you would actually leave. For scale, Nampa’s median sale price was $433,745 in July 2026. This house lives in a very different part of that market.

How do I go see it?

Showings are by appointment. The sellers are still in the house, so we schedule rather than drop in. More photos, the full detail sheet and the video are here: 8716 Quail Ridge Drive.

For the payment side, Freddie Mac put the 30 year fixed average at 7.03% on September 24, 2026. Plenty of buyers at this price point pay cash, and plenty do not.

If you want to walk it, let me know and I will get you in. And if you walk it and it is not right, I will tell you that too.

Garrett with Living in Idaho at LPT Realty

Updated September 2026