A couple nearing retirement recently requested advice on finding a single-story home without stairs. Although they are accustomed to their spacious two-story house, they mentioned that climbing stairs has become a burden due to their knees not being what they used to be. However, there are not many single-story homes available in Boise, and the prices are quite high, leading them to consider active senior communities with condos or townhomes.

Looking at the numbers, the median price for condos in the Boise area is $399,950, while single-family homes are around $505,000. This represents a difference of over $100,000. In 2025, there were 911 townhomes and condos sold, with an average market exposure time of 45 days and a median sale price of $415,000. This indicates that while single-family homes have a higher entry barrier, the competition for buying condos is relatively less. However, it is important to note that areas like North Boise, where new townhomes are concentrated, have significantly higher prices per square foot, making the situation quite different there.

When it comes to heating and cooling costs, Boise has a distinct seasonal rate structure. Idaho Power's residential rate is about 11.76 cents per kilowatt-hour, resulting in a monthly bill of approximately $104 for a household using 886 kilowatt-hours, which totals around $1,250 annually. From June to September, rates increase in tiers to 12.12 cents, 13.30 cents, and 14.62 cents, while the off-season rates start at around 9.9 cents. It's also worth noting that cooling and heating costs account for nearly half of the total electricity bill for Boise households. For homes using natural gas, one must also consider the rate increases from Intermountain Gas, which have recently risen by about $2.45 per month, though this increase is not substantial, it is a consistent trend.

Choosing a single-story home eliminates the burden of stairs, but maintenance of the yard and roof, as well as heating space, remains. Moving to a condo or townhome reduces maintenance responsibilities, but new monthly HOA fees will apply, and these can vary significantly depending on the community. Regarding property taxes, Idaho has a Homestead Exemption program that automatically applies to owner-occupied homes, allowing homeowners to deduct 50 percent of the home value, up to a maximum of $125,000, from their taxable value. Additionally, for those aged 65 and older with an income below $39,130 in 2025, there is a Circuit Breaker program that can further reduce property taxes by $250 to $1,500 annually. However, this program has a specific application period from January to April each year, and income thresholds are adjusted annually, so it is advisable to check the current criteria with the Ada County Assessor's Office.

Let's also clarify the term active senior community. This generally refers to communities that require residents to be 55 years or older, where landscaping, snow removal, and roof maintenance are often included in the community fees. There are several such communities near Boise, which could serve as alternatives if finding a single-story property proves difficult. However, since management fees can vary widely and residency rules differ by community, it is best to visit and verify in person. If you plan to replace heating and cooling systems, you might be eligible for partial funding for insulation or smart thermostat installation through the energy efficiency program run by Idaho Power, so if you decide to continue living in a single-family home, it's worth looking into.

Ultimately, the choice may depend on whether eliminating stairs or yard maintenance is the more pressing issue. Even if you choose a single-story home, if maintenance responsibilities remain, considering a single-story townhome within an active senior community could be a viable option. Tax and fee structures can vary by state and county, so this article does not constitute investment or legal advice, and it is recommended to consult with a professional before making any agreements.