Lochsa Falls Meridian Idaho: Homes, HOA, Maps and Market Data

17 min read Meridian

North Meridian neighborhood resource

Lochsa Falls Meridian Idaho buyer resource

Current homes, verified sales, the twelve phase recorded map, current HOA fees, and the exact checks that keep The Villas and corrected commercial property out of a residential buying decision.

Evidence checked July 17, 2026

The useful summary

Lochsa Falls quick facts

Lochsa Falls is the name buyers see and the exact Lochsa Falls subdivision label used in IMLS. The legal map is more detailed. It contains twelve recorded Lochsa Falls subdivisions tied to one master declaration and a sequence of supplements. After the recorded exclusions are applied, the verified residential scope contains 751 current parcels. That distinction matters because The Villas at Lochsa Falls and several corrected Phase 9 and Phase 12 parcels do not belong on this page.

12 phases

Official Lochsa Falls Subdivision Nos. 1 through 12 form the core recorded chain.

751 parcels

Current residential parcel universe after the verified recorded exclusions.

26 closes

Exact Lochsa Falls and Meridian sold sample for the retained one year window.

$630,000

Median sold price across all 26 retained closes.

$238.74

Median sold price per reported finished square foot.

4 Active

Fresh live count, along with 8 Pending and 0 Coming Soon.

Use the name for search and the legal description for proof. A listing label can help find homes. It does not settle which phase documents, association charges, title exceptions, or corrected parcel boundaries apply to one property.
Fresh exact search

Lochsa Falls homes for sale

This search is limited to the exact Lochsa Falls and Meridian filter. Use the live cards for photos, asking prices, and current status. When a property becomes serious, match its legal description to the corrected twelve phase universe before treating it as part of this resource.

Open the full Lochsa Falls search

Current status mix
4 Active, 8 Pending, and 0 Coming Soon.
Active asking midpoint
$769,500 across 4 Active records.
Scope check
All 12 full objects matched Lochsa Falls and Meridian when reviewed.

Current Lochsa Falls listing cards

The module uses the exact current subdivision and city filter. If no cards appear, the live feed may be empty or temporarily unavailable. A blank panel does not prove that homes can never be listed here.

Do not mix asking and sold evidence. The live records describe the present listing feed. The closed sample below describes completed transactions inside a fixed date window. The asking midpoint is not an appraisal and the Pending count is not a forecast.
Verified retained IMLS scope

Lochsa Falls market data

The closed sample keeps only records with subdivision Lochsa Falls, city Meridian, status Sold, and a closing date from July 18, 2025 through July 17, 2026. Before aggregation, every retained close was reconciled privately to the corrected official parcel universe. Twenty five matched by parcel. One matched by normalized situs address. Nothing remained unmatched. No address, owner, APN, parcel row, listing identifier, or licensed row appears here.

Measure Result Denominator Buyer reading
Closed sales 26 26 retained records Exact subdivision, city, status, date, and corrected parcel scope.
Median sold price $630,000 26 The middle sold price in the retained sample.
Median sold price per square foot $238.74 26 Based on reported sold price and finished square feet.
Median reported DOM 18 days 22 The median reported days on market field.
Median reported CDOM 18.5 days 22 The median reported cumulative days on market field.
Median reported home profile 2005, 2,618.5 square feet, 0.2155 acres 26 A sample midpoint, not a description of every house.
Lochsa Falls sold and active asking mediansThe median sold price for 26 closes was 630,000 dollars. The median asking price for 4 Active records was 769,500 dollars. $630,000$769,500Closed medianActive ask median
The samples are different. The sold median uses 26 closes. The asking median uses 4 current Active records and does not establish market value.
Lochsa Falls current live status mixThe fresh response contained 4 Active records, 8 Pending records, and no Coming Soon records. Active4Pending8Coming Soon0Fresh exact response checked July 17, 2026
Status changes. Pending does not mean closed, and a group of Pending homes should not be turned into a demand conclusion without the property history.
The crosswalk is the confidence test. Exact IMLS labels alone are not enough where lookalike names and corrected parcels exist. The private parcel and address reconciliation is why the 26 sale aggregate can be tied back to the verified residential universe without publishing restricted rows.
Current public route and exact property limit

Lochsa Falls HOA and fee reality

The recorded master declaration names Lochsa Falls Subdivision Homeowners’ Association, Inc. The current homeowner route uses the name Lochsa Falls Subdivision HOA and directs owners to Snake River HOA Management. The official rendered dues page was checked July 17, 2026 and stated $330 billed semi annually in January and June, a $0 new owner transfer fee, and a $375 disclosure packet fee.

$330

Current public dues amount, stated as billed semi annually in January and June.

$0

Current public new owner transfer fee disclosure.

$375

Current public disclosure packet fee.

Start with the seller package

Ask the owner to obtain the current disclosure or resale package, fee schedule, property ledger, balance, notices, rules, and any transaction charge that applies to the exact home.

Confirm through the manager

Use the current Lochsa Falls homeowner route and Snake River HOA Management to confirm the association name, payee, billing timing, current charges, and property applicability in writing.

Reconcile through title or escrow

Have title or escrow compare the legal description, current commitment, recorded declaration chain, seller package, manager statement, and closing charges before reliance.

Dated disclosure, not a universal promise: the amounts above were reproduced from the current official page during this evidence pass. A property can have a different balance, credit, charge, applicability issue, or later schedule. The seller, manager, and title or escrow package control the transaction.

Open the Lochsa Falls homeowner routeOpen the current dues pageOpen the manager site

What can be said without guessing

Verified Lochsa Falls lifestyle context

The official plats place the twelve phase footprint in north Meridian, and the public map shows the community area north of central Meridian. That is useful for testing daily routes. It does not prove that the association currently owns or operates a pool, clubhouse, park, trail, gate, event program, water feature, or any other named amenity.

North Meridian orientation

The public community area gives buyers a clean starting point for testing Meridian, Boise, airport, shopping, and work routes. Use the exact home before making a commute decision.

Twelve phases change the homework

A broad community name can hide phase specific plat notes, supplemental records, common parcels, and corrected exclusions. The legal description should be part of lifestyle planning, not a closing week surprise.

No named amenity claim

If a buyer cares about a specific private feature, require written proof of current ownership, operation, access, rules, cost, insurance, and exact lot eligibility.

The practical move: evaluate the public location now, then make every private feature earn current written proof. Old marketing, recorded recitals, and nearby improvements do not create present access rights by themselves.
Use the property address

Lochsa Falls schools require a current lookup

The correct school answer starts with the exact address in the current West Ada lookup. A neighboring home, older listing field, title packet sample, or third party school site is not a reliable substitute. Boundaries, grade configuration, transportation, programs, and enrollment rules can change.

Run the district tool

Enter the exact property address in the current West Ada address lookup. Save the result that applies when the buyer is making the decision.

Open the West Ada address lookup

Ask the next questions

Confirm grade level, transportation eligibility, enrollment timing, special program rules, and any school of choice process directly with the district.

Finish before the deadline

If assignment affects the purchase, complete the district confirmation while the buyer still has a useful contract deadline. Do not leave a material school question to assumption.

Modeled route planning

Lochsa Falls distance planning

These modeled driving routes start at the public OpenStreetMap center of the Lochsa Falls residential area. They were checked July 17, 2026. The twelve phase footprint covers more than one street, so the exact home, departure time, traffic, road work, weather, and chosen route can change every result.

Modeled road distances from the Lochsa Falls community area centerMeridian City Hall is 4.6 miles, The Village at Meridian is 6.9 miles, Boise City Hall is 13.0 miles, and Boise Airport is 18.3 miles. Meridian City Hall4.6 milesThe Village6.9 milesBoise City Hall13.0 milesBoise Airport18.3 miles
The bars compare modeled road distance. The exact values and current traffic belong in a live route check for the property.
Destination Modeled miles Modeled time Best use
Meridian City Hall 4.6 10 minutes Central Meridian planning point.
The Village at Meridian 6.9 11 minutes Retail and dining route test.
Boise City Hall 13.0 24 minutes Downtown Boise planning point.
Boise Airport 18.3 26 minutes Airport route test.

Rerun a Lochsa Falls route

Sample evidence without an invented roster

Builders and home patterns in Lochsa Falls

The recorded phase chain spans plats from 2003 through 2005. The retained one year sold sample had a 2005 median reported build year, 2,618.5 median reported finished square feet, and 0.2155 median reported acres. Those numbers describe the sample midpoint. They do not prove the builder, plan, permit history, renovation quality, lot size, or condition of a subject home.

2005

Median reported build year across the 26 retained closes.

2,618.5

Median reported finished square feet across the same sample.

0.2155

Median reported acres in the retained closed sample.

No builder list is manufactured here. For one home, verify the original permit file, later permits, seller disclosures, inspection findings, roof and mechanical ages, warranties, and any remodel documentation. A neighborhood era is not a condition report.
Put each unknown in the right lane

Lochsa Falls buyer due diligence

The page can narrow the scope and show the right sequence. It cannot certify a subject property without the subject property. Use this table to assign each material question to a source and a deadline before the buyer loses leverage.

Question Current verification route Do not convert into a conclusion
Legal and association scope Exact legal description, title commitment, master instrument 103150914, applicable plat and supplement, latest correction, and title or escrow confirmation. An IMLS label, street name, public map pin, or neighboring parcel.
Dues, balances, and transaction charges Seller package, current manager statement, exact property ledger, current fee schedule, and title or escrow reconciliation. The dated public disclosure as a guaranteed final charge.
Private association records Ask the seller and association for the current budget, reserve information, insurance, notices, minutes, assessments, litigation disclosures, violations, and rules the buyer is entitled to review. A public page as proof of financial or legal condition.
School assignment West Ada address lookup and direct district confirmation for the exact home and grade. An old listing, sample title record, or nearby address.
Flood and hazard FEMA Map Service Center, current local and state agency maps, inspection, title, exact address, and the buyer’s insurer. A neighborhood level map as a coverage or safety promise.
Taxes Ada County Assessor, Ada County Treasurer, title, current exemptions, and the buyer’s own future tax review. The seller’s current bill as the buyer’s future bill.
Permits and improvements City of Meridian building and permit records, seller documents, inspection, and final approval records for the exact property. Finished appearance as proof that work was permitted or closed.
Utilities and capacity Seller bills, written provider confirmation, meter and service records, and the exact address. A general city page as proof of the provider, rate, or capacity.
Irrigation and water rights Title exceptions, seller disclosure, account records, delivery documents, and written provider confirmation. Visible water, a plat label, or landscaping as proof of a right or schedule.
Insurance and condition Inspection, seller disclosure, insurer review, claims information available to the buyer, roof and system records, and hazard mapping. The subdivision era as proof of coverage, price, or condition.

Open Ada County property recordsOpen the FEMA map routeOpen Meridian building recordsOpen Idaho insurance guidance

One master, ten annexation stages, two material corrections

Lochsa Falls recorded documents and plats

The master declaration directly covers Subdivision Nos. 1 and 2. Supplements connect Nos. 3 through 12. Phase 9 has an amended supplement. Phase 12 has two correction packets, and the latest correction is the key scope document. Direct credential bearing title packet links are not published. Use the public TitleOne search and Ada County records, then order the current certified or title package before relying on any instrument.

Phase Plat instrument and date Application record Retained parcels Recorded packet
1 103116978, July 15, 2003 Master 103150914 directly applies 87 Open Phase 1 packetSource: TitleOne CCR and Plat Search. 45 pages.SHA 256: 0f51aad4c4a611a29104f3afbf2cd5be4df55e2ecf598e26b04b278d17fb9844
2 103122378, July 24, 2003 Master 103150914 directly applies 51 Open Phase 2 packetSource: TitleOne CCR and Plat Search. 2 pages.SHA 256: f04deea1a8cb156c41f82b2f9cae540ac88d6daec37d0cf8d243a08a475f3423
3 103122549, July 24, 2003 Supplement 103180560 72 Open Phase 3 packetSource: TitleOne CCR and Plat Search. 4 pages.SHA 256: 9993d3a11f994e429271ac1086d061748854bbe5cabd7dd4c37b69149623b78b
4 104025110, March 5, 2004 Supplement 104025575 50 Open Phase 4 packetSource: TitleOne CCR and Plat Search. 4 pages.SHA 256: d200251e58c7347827842c3fe2d6eae6ae0f2eb59f8019217e2d43223461202b
5 104025304, March 5, 2004 Supplement 104025576 with an internal phase definition inconsistency 30 Open Phase 5 packetSource: TitleOne CCR and Plat Search. 4 pages.SHA 256: 086c26698f34f1402b43697142728dbe75632cf00c4580e586c104c5a9b5d9b5
6 104027329, March 11, 2004 Second supplement 104031323 46 Open Phase 6 packetSource: TitleOne CCR and Plat Search. 5 pages.SHA 256: 1901e77e4458cf2747135c3d2408de063199602fd7768d413028bab99f349a99
7 104093110, July 23, 2004 Supplement 104095389 91 Open Phase 7 packetSource: TitleOne CCR and Plat Search. 7 pages.SHA 256: 8fc1cba0724193a89c85288a41a38e6b0da37df1126becd30ab4c0c014e9200c
8 104096539, July 29, 2004 Supplement 104106067 27 Open Phase 8 packetSource: TitleOne CCR and Plat Search. 4 pages.SHA 256: 87ec093f11c7a7641ab6de3d341aa42482681d1e221ccb678dada7429359ddb7
9 104151994, December 1, 2004 105045185 and amended supplement 105076451 54 Open Phase 9 packetSource: TitleOne CCR and Plat Search. 9 pages.SHA 256: ee2658a91fcb801868b5b68e34aa3c51dda52d22603a4298165eacef13df5f28
10 104154104, December 6, 2004 Supplement 104155649 58 Open Phase 10 packetSource: TitleOne CCR and Plat Search. 4 pages.SHA 256: 5a61d8b98d43209317c7ce737858a27518f35d10d0177db63b73f9faa8c0d52c
11 105031155, March 15, 2005 Supplement 105043889 58 Open Phase 11 packetSource: TitleOne CCR and Plat Search. 5 pages.SHA 256: 761c375e9b02dc44c2d43d5f9611ad7f7f83e24fd2a3e98973e50259e81e1315
12 105088397, July 1, 2005 105091330, correction 105110761, latest correction 105139725 127 Open Phase 12 packetSource: TitleOne CCR and Plat Search. 9 pages.SHA 256: ecc1972757a21048749f5088a649b00b2109b5d19bc6ad19ec06af5d23efeffb
Master declaration

Instrument 103150914

Recorded September 4, 2003. It creates the association framework and directly defines Subdivision Nos. 1 and 2 as the initial property.

Phase 9 control

Amended supplement 105076451

Recorded June 13, 2005. The retained scope excludes Lots 4 and 5 in Block 38. The exact title commitment still controls one property.

Phase 12 control

Latest correction 105139725

Recorded September 23, 2005. It excludes Lots 41 through 49 and Lot 24 in Block 49 from the corrected residential declaration scope.

Stable recorded packet copies: Each phase row now opens a checksum exact first party WordPress copy of the inspected TitleOne packet while retaining the TitleOne source identity and checksum. The Villas at Lochsa Falls remain outside this page, and the Phase 9 and Phase 12 nonmember and nonresidential exclusions remain in force. Order the current certified or title package before relying on any instrument for one property.

Open the TitleOne CCR and plat searchOpen the Ada County plat route

What the evidence adds

Original Lochsa Falls buyer analysis

There is no Lochsa Falls specific Brian transcript behind this page, so I am not going to invent a personal tour, transaction story, or private association history. The useful analysis is the work that public summaries usually skip: the corrected phase map, the exact market crosswalk, the current fee reproduction, and the order in which a buyer should resolve property level questions.

Search scope and legal scope do different jobs

Lochsa Falls plus Meridian is the clean way to find the market sample. The twelve plats, master declaration, supplements, and corrections are the clean way to test legal applicability. Using either one alone leaves a blind spot.

The corrections are not footnotes

Phase 9 removes two lots from the retained scope. The latest Phase 12 correction removes a larger group tied to commercial, office, common area, and private lane use. Those records are the reason a simple name search can overstate residential membership.

The live mix needs property context

Four Active and eight Pending records show current movement, but they do not explain seller motivation, condition, concessions, contract terms, or whether several records share a similar pipeline. Use the exact listing and history before drawing a negotiation conclusion.

Fees should trigger a document request

The current fee page is useful because it gives buyers a dated starting point. Do not copy the numbers into a budget and stop. Obtain the exact ledger, schedule, disclosure package, and closing reconciliation.

No amenity claim keeps the decision clean

A buyer can still evaluate north Meridian location, the house, the parcel, current fees, and the recorded chain. If a private feature matters, written current proof belongs in the decision before the buyer pays for an assumption.

The offer should assign every unknown

Title handles recorded scope. The seller and manager handle current association records. The district handles schools. The city handles permits. The insurer handles coverage. The buyer keeps leverage by setting those checks before the relevant deadline.

Brian Hymas

Looking at a Lochsa Falls home?

Send me the address. I will help organize the live listing, legal description, HOA package, title questions, market comparison, and property checks around the home you are actually considering.

Email BrianCall 208 891 4200

Direct buyer answers

Lochsa Falls questions buyers ask

How many recorded phases are in Lochsa Falls?

The verified core has twelve recorded phases, Lochsa Falls Subdivision Nos. 1 through 12. The master declaration directly covers Nos. 1 and 2, and supplemental records connect Nos. 3 through 12.

Does this page include The Villas at Lochsa Falls?

No. The Villas at Lochsa Falls is excluded from the legal scope, parcel universe, market sample, and live search used for this resource.

How many residential parcels are in the verified scope?

The corrected official universe contains 751 retained residential parcels after the Phase 9 and Phase 12 exclusions are applied.

What are the current Lochsa Falls HOA fees?

The official page checked July 17, 2026 stated $330 billed semi annually in January and June, a $0 new owner transfer fee, and a $375 disclosure packet fee. Verify the exact property ledger, current schedule, balance, applicability, and closing charges through the seller, manager, and title or escrow package.

Does Lochsa Falls have a verified on site amenity?

This page makes no named on site amenity claim. A buyer who relies on a specific feature should obtain current written proof of ownership, operation, access, rules, cost, insurance, and exact lot eligibility.

What did homes recently sell for in Lochsa Falls?

For 26 exact retained closes from July 18, 2025 through July 17, 2026, the median sold price was $630,000 and the median sold price per reported finished square foot was $238.74. The sample is not an appraisal for one home.

Which schools serve a Lochsa Falls address?

Use the current West Ada address lookup and confirm directly with the district for the exact property and grade. This page does not turn a nearby address or older listing into a guaranteed assignment.

What should I verify before making an offer?

Confirm the legal description, applicable phase records, latest corrections, association package, property ledger, schools, taxes, permits, flood and hazard information, utilities, irrigation, insurance, condition, and the exact listing history before the relevant deadline.

Evidence and update record

Lochsa Falls sources

Mutable facts were refreshed during this evidence pass. Recorded documents define historical legal scope, while current charges, balances, operations, schools, routes, hazards, permits, utilities, taxes, irrigation, insurance, and property condition still require exact property confirmation.

Updated July 17, 2026. Market data uses the inclusive period from July 18, 2025 through July 17, 2026. Live inventory and public fee disclosures can change after the update time. This resource is educational and is not legal, tax, title, engineering, insurance, appraisal, school enrollment, or association certification.

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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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