Dry Creek Ranch Boise: HOA, Amenities, Maps, Schools and Homes
The Complete Dry Creek Ranch Buyer Resource
Dry Creek Ranch uses Boise mailing addresses, but Ada County places it in unincorporated Ada County northeast of Eagle. This page gives buyers one practical place to check amenities, schools, current homes, market evidence, HOA records, utilities, maps, phases and property specific due diligence.
Dry Creek Ranch quick facts
The official sales center address is 13641 N Sage Grouse Place, Boise, Idaho 83714. The Boise name is a mailing and search identity. It does not place the community inside the City of Boise or the City of Eagle. For broader city, shopping and relocation context, compare my Living in Eagle guide.
Ada County’s 2016 planning record describes a master planned property east of State Highway 55, between Dry Creek Road and Brookside Lane. The plan is an entitlement record, not proof of final buildout.
The current official site uses Creekside, The Estates, The Hills and Heritage. Marketing names may differ from recorded phase and plat names.
The official homes page presented Boise Hunter Homes when checked July 12, 2026. Current inventory, approved builders and contract terms still require direct confirmation.
Exact IMLS subdivision field, July 12, 2025 through July 12, 2026. Median sold price was $1,318,910.
Current posted water tariff, sewer notice and water quality records are summarized below. Verify the actual meter and account before relying on a cost.
Which Dry Creek Ranch amenities are built, and which are planned?
The official community site was checked July 12, 2026. Its present tense descriptions identify the clubhouse and pool complex as current marketing features. That language is not independent proof of daily operating status. Its future and proposed language must stay separate from current descriptions.
Clubhouse and recreation complex
The official site describes a five acre complex with an 8,840 square foot clubhouse, fitness center, kids room, catering kitchen, coffee bar, lounge, conference room, HOA office, pool, fire pit, grilling areas, soccer field, basketball, sand volleyball, playground, pavilion and pickleball.
The marketing description is not independent proof that every facility is operating today. Confirm hours, guest rules, reservations, access rights and any separate charges through the current HOA package.
Future community and trail pieces
The official site describes two additional community centers as slated for construction, 3.4 miles of proposed greenbelt along Dry Creek and more than twelve miles of proposed interconnected trails. The county recreation plan supports the approved trail concept, not current completion or public access.
Farm and equestrian identity
The official lifestyle page describes a community supported agriculture program, an equestrian arena and stables. This was not treated as independent proof that every program or facility is operating today. Property use and animal rights are not community wide assumptions. The recorded documents and the exact lot size control.
School, parks and mixed use areas
The county land use map depicts parks, a seven acre school site and mixed use land. It does not prove that a school is funded, that a commercial use is open, or that every mapped park or trail has been built.
Recreation plan map
Use this to understand the approved recreation concept. Confirm built condition, legal access and maintenance today.
Equestrian trails map
This planning map does not establish that every segment is open, complete or available to every lot.
Which schools serve Dry Creek Ranch?
The West Ada 2026 to 2027 address lookup returned Seven Oaks Elementary, Eagle Middle School and Eagle High School for the sales center reference address. It also returned Trustee Zone 4, showed those three schools as bus zones and displayed Galileo STEM Academy as a school of choice option.
Result for 13641 N Sage Grouse Place, checked July 12, 2026.
Result for the sales center reference address, not a guarantee for another phase or lot.
Result for the sales center reference address. Boundaries and transportation can change.
Dry Creek Ranch homes for sale
Open the exact Dry Creek Ranch subdivision search. It excludes the similar subdivision names Dry Creek and Upper Dry Creek.
View all Dry Creek Ranch homesDry Creek Ranch, Boise, ID
Verify price, status, builder, completion and concessions before relying on a listing.
Current Dry Creek Ranch listings
Live IMLS inventory. Select a property to view its current public details.
One Brian owned new construction home tour
This video shows one Dry Creek Ranch home and nearby footage. It is not a complete representation of every phase, builder, floor plan, lot or available home.
Public YouTube title verified July 12, 2026: Boise Idaho New Construction Home Tour: Dry Creek Ranch [Eagle Schools]. School information in the video must still be checked by exact address.
Dry Creek Ranch market and sales data
Closed period: July 12, 2025 through July 12, 2026. Active snapshot: database state generated July 12, 2026 from an IMLS export last imported July 11, 2026. Geography is the exact subdivision field Dry Creek Ranch. These are aggregates, not a live appraisal or a substitute for same segment comparable sales.
Closed market summary
| Closed segment | Record count | Share of 98 | Interpretation |
|---|---|---|---|
| MLS designated new construction | 66 | 67.3% | The source carried the MLS new construction designation. |
| Not MLS designated new construction | 32 | 32.7% | This label does not establish prior occupancy, seller type or construction history. |
| Single Family | 89 | 90.8% | Property type value retained from the source. |
| Single Family with Acreage | 9 | 9.2% | Property type value retained from the source. |
Active snapshot
| Active evidence | Result | Method note |
|---|---|---|
| Reported days on market | 43 median | 44 of 68 records reported this field. |
| Property types | 67 Single Family; 1 Single Family with Acreage | Source property type values, not a parcel acreage conclusion. |
| MLS new construction flag | 0 designated; 68 not designated | Year built values run from 2020 through 2027, so the active classification is visibly unreliable for describing the set as existing homes. |
Material Dry Creek Ranch development updates
Ada County adopted Resolution 2868
The four page resolution proves an amendment was adopted. It does not explain the lot specific result without the referenced exhibits, current plat and parcel file.
New water tariff and annual quality report posted
The current posted records provide a dated rate schedule and system level water quality summary. Buyers should compare both with the actual meter, bill, account setup and any later notices.
No current construction schedule is stated here for State Highway 55 or Ada County Highway District work. The 2016 traffic study is not a current project schedule.
Distances from Dry Creek Ranch
Routes start at the official sales center reference point at 43.7284937, minus 116.2990637. Distances and model drive times were calculated July 12, 2026 using an OpenStreetMap based OSRM driving model. Miles and estimated time are separate measures. Traffic, weather, construction, incidents and the exact home address can change the result.
| Destination | Routed distance | Model drive time | Buyer check |
|---|---|---|---|
| Downtown Eagle | 6.0 miles | 10 minutes | Test the route from the exact home at the time you would normally travel. |
| The Village at Meridian | 11.3 miles | 20 minutes | Retail destination reference only. |
| Downtown Boise | 11.8 miles | 23 minutes | One time routing estimate without live traffic. |
| Boise Airport | 16.5 miles | 34 minutes | Allow for peak traffic, weather and airport arrival time. |
| Bogus Basin recreation area | 27.5 miles | 59 minutes | Weather and seasonal road conditions can change the trip materially. |
Builders, phases and housing types
Boise Hunter Homes
The official homes page markets more than two dozen personalizable floor plans plus move in ready homes. Verify current availability, standard features, options, completion, incentives, warranty, landscaping and contract terms directly.
Creekside, The Estates, The Hills and Heritage
Creekside is described as the most mature area. The Estates markets half acre lots and equestrian oriented features. The Hills is described as a multiple phase single family area. Marketing names do not replace the legal plat.
Single Family and Single Family with Acreage
The 98 closed records contained 89 Single Family and nine Single Family with Acreage values. The 68 active records contained 67 and one respectively. Verify acreage, animal rights and use limits for the actual parcel.
Phase 9 and Village Phase 3
The recorded twelfth supplement identifies Dry Creek Ranch Phase 9 and Dry Creek Ranch Village Phase 3. It also addresses phase common lots, fencing plans and drainage easements. This proves phase differences matter.
Dry Creek Ranch HOA costs and inclusions
No current official master dues schedule was found on the public HOA pages as of July 12, 2026. The official homeowners page identifies Kendra Dhaenens as Community HOA Manager, lists 208.576.1222, links the Vantaca owner portal and provides the official Dropbox document repository.
Official homeowner page
HOA owner portal
Official HOA Dropbox folder
Confirm current dues, phase assessments, transfer and setup charges, special assessments, owner balance, budget, reserves, insurance, utility charges and what amenities attach to the exact lot.
Listing reported annual HOA fee evidence
This display uses the annual association fee field reported in IMLS records. It is not the HOA’s official fee schedule. Closed evidence covers 98 sales from July 12, 2025 through July 12, 2026. Active evidence is the July 12, 2026 snapshot.
| Snapshot | Most reported amount | Second highlighted amount | All other amounts |
|---|---|---|---|
| 98 closed records | $1,440: 78 | $1,325: 9 | 11 across $720, $1,000, $1,060, $1,275, $1,450 and $1,500 |
| 68 active records | $1,440: 49 | $2,040: 10 | 9 across $500, $720, $750, $1,275, $1,325, $1,400 and $1,500 |
Dry Creek Ranch map and boundaries
Dry Creek Ranch is east of State Highway 55 between Dry Creek Road and Brookside Lane. The county land use map is a conceptual planning record. It is not a final plat, survey, municipal boundary or as built map.
Land use map
Use the recorded plat and parcel map for an actual lot.
Location schematic
What to verify for the specific property
- Legal identity: lot, block, recorded plat and every applicable declaration or supplement.
- HOA money: current dues, ledger, setup or transfer charges, assessments, budget, reserves and insurance.
- School assignment: exact address in the current West Ada lookup before the contract deadline.
- Utilities: meter size, current water and sewer bill, connection terms, backflow testing and service responsibility.
- Flood and water: current FEMA panel, effective date, IDWR records and any map amendments for the parcel.
- Wildfire and hillside: Ada County overlays, current insurance quote and any engineering or geotechnical records.
- Drainage: plat notes, easements, grading, runoff path, common facilities and maintenance responsibility.
- Roads: accepted maintenance, snow responsibility, access easements and construction near the lot.
- Amenity rights: access, operating status, reservations, guest rules and costs tied to the lot.
- Builder contract: completion, options, allowances, landscaping, warranty, punch list and incentives.
- Animal use: qualifying lot size, written approval, fencing, sanitation and county requirements.
- Rentals and accessory dwelling units: current document language, written approvals and owner occupancy requirements.
- Internet: provider and service level at the exact address.
- Future plans: separate conceptual school, trail, commercial and park areas from funded or completed work.
- Market position: current same phase, same size and same construction status comparables.
Evaluating a Dry Creek Ranch home?
Send me the address. I will match the listing to current market evidence and organize the phase, title, HOA, utility and property questions that matter before your deadlines. If you are earlier in the move, start with my Buying in Boise Blueprint.
Call or text 208 891 4200 Email the address Contact Brian
Dry Creek Ranch documents buyers should read
The visible pages below come from the official HOA Dropbox repository, Ada County records and Dry Creek Utilities. Searchable summaries explain what each page means. The current title file and resale package still control for the property.
Regular assessment
Historical only: the 2018 declaration began with a $1,000 annual regular assessment and allowed later changes. It also says water, sewer, irrigation and conservation charges are separate. This is not the current fee schedule.
Conservation amounts
Historical only: the 2018 baseline stated $300 upon a lot sale, $60 annually and an additional $50 annually for a lot where an owner maintained cats. The document allowed upward adjustment. Confirm current obligations.
Setup and transfer amounts
Historical only: this page stated a $500 initial residential owner setup fee and a $250 later sale transfer fee. Current closing charges must come from the exact property’s current resale and title documents.
Review fees and deposits
The page states an architectural review fee up to $700, divided into $500 for architecture or exterior paint color review and $200 for landscape review. Construction deposits and escrow charges can also apply. Confirm the current adopted schedule.
Animals, rentals and accessory dwelling units
Written approval and at least 18,000 square feet are stated for horses, goats, cattle and sheep. Hens are limited to qualifying detached lots of at least one quarter acre, with no roosters. Leases must be at least 90 days. Short term vacation rentals are not allowed. An accessory dwelling unit requires written approval and owner occupancy of the lot.
Private water and sewer systems
The reviewed 2024 design guidelines state that lots subject to those guidelines connect to the private Dry Creek water and sewer systems and do not use individual domestic wells or septic systems. They also assign annual backflow testing obligations and state rules for new water softeners. Confirm that these guidelines apply to the exact lot and phase before relying on them.
Twelfth supplement phase identity
The supplement adds Phase 9 and Village Phase 3. It identifies phase common lots, references fencing plans and addresses drainage easements. Match the exact property legal description to every applicable supplement.
Current posted residential water rates
The posted tariff identifies an approval date of May 7, 2026 and an effective date of April 15, 2026. Those dates are presented exactly as printed in the official record. It lists a $42 monthly fixed charge for a three quarter inch residential meter and $52 for a one inch meter. Usage is $2 per 1,000 gallons in winter and $2.59 per 1,000 gallons from May through September for 2026. Verify meter size and later notices.
March 2025 sewer rate
The last posted sewer notice found states $92.25 monthly effective March 1, 2025. That label does not guarantee that no later notice or property specific charge exists.
Water quality summary
The system report identifies PWS ID ID4010266, three disinfected wells and no added fluoride. Its 2025 table lists no violation or exceedance. This is system level evidence, not a property plumbing test or health guarantee.
Dry Creek Ranch questions buyers ask
Is Dry Creek Ranch in Boise or Eagle?
Dry Creek Ranch uses Boise mailing addresses. Ada County places the planned community in unincorporated Ada County northeast of Eagle. It is not part of the City of Boise or the City of Eagle.
What are the current Dry Creek Ranch HOA dues?
No current official master dues schedule was found on the public HOA pages as of July 12, 2026. Most records in the retained IMLS snapshots reported $1,440 annually, while the active set also had ten records reporting $2,040. Those are listing reported fields, not the governing HOA schedule. Obtain the current ledger and resale package for the exact lot.
Which schools serve Dry Creek Ranch?
For the sales center reference address, West Ada’s 2026 to 2027 lookup returned Seven Oaks Elementary, Eagle Middle School and Eagle High School. Run the exact home address because assignment and transportation can change.
What amenities are already built?
The official site presents the current clubhouse and pool complex in present tense. It describes two additional community centers, greenbelt miles and more trail miles with future or proposed language. Verify operating status, access, reservations and costs through the current HOA package.
What did Dry Creek Ranch homes sell for recently?
The exact subdivision snapshot for July 12, 2025 through July 12, 2026 contained 98 closed records with a $1,318,910 median sold price, a $367.75 median sold price per square foot and a range from $850,900 to $2,582,944. Refresh the data and compare the same phase, lot and construction status before pricing an offer.
Is every active Dry Creek Ranch listing an existing home?
No conclusion like that should be made from the MLS flag. All 68 active records were coded not MLS designated new construction even though year built values ran through 2027. Verify construction, completion, occupancy and warranty for the actual home.
Does Dry Creek Ranch use wells and septic systems?
The reviewed 2024 design guidelines state that lots subject to those guidelines connect to the private Dry Creek water and sewer systems and do not use individual domestic wells or septic systems. Confirm that the guidelines apply to the exact lot and phase, then verify service, meter, account and current charges.
Can owners keep animals or rent a home short term?
The 2024 guidelines state that horses, goats, cattle and sheep require written approval and a lot of at least 18,000 square feet. Hens are limited to qualifying detached lots of at least one quarter acre, with no roosters. The same guidelines state a minimum lease term of 90 days and prohibit short term or vacation rentals. Confirm the current documents that apply to the lot.
Sources, definitions, methodology and update record
- Dry Creek Ranch official site, Lifestyle, Homes and Homeowners: sales center, current marketing names, builder, amenity descriptions, HOA entry points and utility link. Checked July 12, 2026. Marketing statements do not prove jurisdiction, final buildout, access rights, fees or school assignment.
- Ada County Planned Communities, 2016 comprehensive plan record, land use map and recreation plan: unincorporated county identity, conceptual planning, trail concepts, hazards, utilities and transportation background. Planning records are not final plats or as built proof.
- West Ada Attendance Areas: 2026 to 2027 sales center reference lookup run July 12, 2026. Exact address lookup remains required.
- Dry Creek Utilities, 2026 tariff, 2025 sewer notice and 2025 water quality report: rates, effective dates and system reporting. Verify the actual account and later notices.
- HOA documents: official public Dropbox repository linked by the HOA. Master CC&Rs dated September 7, 2018; 2024 design guidelines; twelfth supplement recorded February 14, 2025. Historical dollar amounts are not the current governing schedule.
- Market method: Brian Hymas retained Intermountain MLS export store. Exact subdivision field Dry Creek Ranch. Similar names Dry Creek and Upper Dry Creek excluded. Closed date window July 12, 2025 through July 12, 2026. Active is a July 12, 2026 snapshot from a database last imported July 11, 2026. Prices required. Records unique by MLS property ID. Missing fields reduce denominators. MLS data is deemed reliable but not guaranteed.
- Definitions: median means the middle value after sorting. Asking price is not sold price. MLS designated new construction is the source flag only. Not MLS designated new construction does not establish occupancy or seller history. Listing reported HOA fee means the annual association fee field entered in IMLS, not an HOA invoice.
- Distance method: OpenStreetMap based OSRM driving routes from the official sales center reference coordinates, calculated July 12, 2026 without live traffic. Destination points are civic or facility references.
- Property verification: use the current title commitment, recorded plat, applicable declarations and supplements, HOA resale package, West Ada lookup, utility account, Ada County hazard tools and FEMA Map Service Center for the actual address.
- Owned visual and video: page hero is a frame extracted at 00:01:25 from Brian’s owned video xE5Jsfpdwdw. It shows Dry Creek Ranch area aerial footage and does not represent every phase or home.
- Update record: full evidence verification completed July 12, 2026. Current listings, prices, HOA charges, utilities, schools, builder offerings, amenity status and inventory should be rechecked before a buyer relies on the page.
About the author
Brian Hymas
I've spent 35 years in the Treasure Valley — born in Boise, raised in Meridian, lived in Eagle for 8 years, now on acreage in Middleton. Before I was an agent, I was an appraiser. That means I see homes differently than most. I've closed over 120 transactions and more than $100M in sales, but the number I'm most proud of is the families who moved here from California, Washington, and beyond and said it was the best decision they ever made. There's a lot more to the story.
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