Pacific Heights

Independent Assessment

Pacific Heights stands out for the depth and consistency of corroboration: three independent sources -- 55places.com, buildidaho.com, and boise55homes.com -- all describe the same 40-home gated community, the same 2002-2005 construction window, the same two named builders (Tradewinds and Harris Construction), and a consistent square-footage range. That level of cross-source agreement gives meaningfully higher confidence in Pacific Heights' core facts. The community's walking-distance proximity to downtown Eagle, combined with its established (rather than active-construction) status, positions it as a mature, single-level-focused resale option for buyers who specifically want to avoid stairs.

Who May Find This Community Appealing

Pacific Heights suits buyers who want a single-level or attached-villa home within walking distance of downtown Eagle's shops and restaurants, in an established, fully built-out gated community with two decades of homeowner turnover already behind it. Buyers who prioritize walkability and a compact, low-maintenance footprint over expansive resort-style amenities are a strong fit here.

Homes, Builders & Development History

Pacific Heights comprises 40 single-level homes and attached villas built between 2002 and 2005 by Tradewinds and Harris Construction, ranging from 1,188 to 1,643 square feet. The community is fully built out and resale-only, with no active builder sales found.

Current Pricing & Market Positioning

Pricing at Pacific Heights is reported roughly between $400,000 and $500,000, reflecting its walkable downtown-Eagle location and single-level/villa product type. This places it at a meaningful premium relative to smaller or less centrally located 55+ resale communities elsewhere in the Boise metro, consistent with Eagle's general position as one of the higher-cost submarkets in the region. Buyers should request current comparable sales from a local agent, since the reported range reflects varying vintage and unit size across the community's 1,188-1,643 sq ft span.

New Construction vs. Resale Considerations

Pacific Heights' construction window closed in 2005, and no evidence of active builder sales continuing was found; it is treated here as an established, resale-only community. Given the 2002-2005 build span and the smaller unit sizes (1,188-1,643 sq ft), buyers should request the specific construction year and any renovation history for any home under consideration.

Taxes, Insurance & Special Assessments

Homes at Pacific Heights are subject to Ada County, Idaho property tax administration, which was separately found to run approximately 0.76% effective after Idaho's homestead exemption (a 50% reduction in taxable value, capped at $125,000). A confirmed insurance-cost range specific to this community was not found. Buyers should confirm the current effective tax rate with the Ada County Assessor's Office and request current homeowners-insurance quotes directly.

Community Layout & Lifestyle

Pacific Heights' defining feature is its combination of single-level living and walkability: residents can access downtown Eagle's shops, restaurants, and community events on foot, while living in a compact, gated, single-story-focused home. This positions it as a lifestyle choice built around location and simplicity rather than an extensive on-site amenity center.

Shopping, Healthcare & Airport Access

Pacific Heights is located in Eagle, Idaho, within walking distance of downtown Eagle, in Ada County. Eagle sits along State Highway 44 in the northwest Boise metro, giving residents reasonably direct access to Boise, Meridian, and Star. Buyers should confirm the exact parcel address and specific drive times directly, as only city-level rather than parcel-level location data was used.

Age Qualification & Material Ownership Restrictions

Pacific Heights is described as a 55+ gated community by 55places.com, buildidaho.com, and boise55homes.com, and it is treated as legally age-restricted 55+ on this three-source basis. Buyers should confirm the community's current recorded declaration and occupancy-verification practice directly with the HOA before purchase.

Tradeoffs & Limitations

Because construction ended in 2005, buyers should expect the age-typical maintenance considerations of a two-decade-old community -- roofing, HVAC systems, and finishes may be approaching or past typical replacement cycles depending on individual unit history, and buyers should request maintenance and capital-improvement records for any specific home under consideration. Home sizes (1,188-1,643 sq ft) are on the smaller end for a detached/attached 55+ product, which suits downsizing buyers well but may not accommodate those who want a larger primary residence or extensive guest space.

Comparison With Nearby Communities

Pacific Heights is one of four independently discovered 55+ communities in Eagle, alongside Spring Creek Townhomes, Heritage Gardens, and the more structurally ambiguous Legacy/Epcon situation. Compared to the much smaller Spring Creek Townhomes (18 homes) and the amenity-focused Heritage Gardens (clubhouse, fitness center, pool, but unconfirmed unit count), Pacific Heights offers the strongest source corroboration of the three confirmed Eagle communities and the clearest documented pricing, at a reported $400,000-$500,000 range for 40 single-level homes and villas.

Current Listings

A connected local agent can provide current available listings at Pacific Heights, confirm the current HOA fee and full coverage list, and clarify the community's current age-restriction policy directly with the HOA.

How many homes are at Pacific Heights and when were they built?

40 single-level homes and attached villas, built between 2002 and 2005 by Tradewinds and Harris Construction, ranging from 1,188 to 1,643 square feet.

What is the price range at Pacific Heights?

Reported roughly $400,000 to $500,000, though buyers should request current comparable sales from a local agent.

Is Pacific Heights new construction or resale?

Resale only. Construction ended in 2005 and no evidence of active builder sales continuing was found.

Is Pacific Heights within walking distance of downtown Eagle?

Yes -- it is described across multiple sources as within walking distance of downtown Eagle.

Is Pacific Heights age-restricted?

Yes -- 55places.com, buildidaho.com, and boise55homes.com all describe it as a 55+ gated community. Buyers should confirm the current recorded declaration directly with the HOA.