Mayor Bruner named 18 big problems facing Nampa, from failing roads to growth. He also covered the Nov. 3 police levy, new downtown plans and a roundabout with a giant sugar beet named “Round a Beet.” We watched the whole thing so you don’t have to.
Nampa is growing fast – and there’s a lot to keep up with.
New restaurants are opening. New subdivisions are getting approved. Events pop up every weekend. And if you’re not paying attention, you’ll miss it.
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Good news, Nampa. You may soon be able to buy organic kale without a road trip to Boise.
City records show Natural Grocers is getting a store ready at District 208, the old Karcher Mall on Caldwell Blvd. Nobody has made it official yet. But the paperwork is pretty hard to ignore.
What We Know So Far
Here’s what’s on the record right now:
Address: 1509 Caldwell Blvd, Nampa (District 208)
Cost of work: $1.1 million, per the permit application
Permit status: Pending correction on the city’s online portal, as of last week
Work planned: Shell improvements, interior demolition, new HVAC, and utility work
The news first surfaced at Mayor Darl Bruner’s State of the City address on October 22. He said a new grocery store is coming to District 208 next year. He didn’t name the company and said an announcement would come toward the end of the year.
Idaho News 6 and BoiseDev then dug into city records. That’s where the Natural Grocers name showed up.
What We Don’t Know Yet
Plenty, honestly.
Which space it’ll take. The city hasn’t said, and the permit doesn’t make it clear.
When it’ll open. “Next year” is all we’ve got.
How big it’ll be or how many jobs it’ll bring.
Natural Grocers didn’t respond to BoiseDev’s request for comment. So for now, this is city paperwork, not a ribbon cutting.
Why This Matters for Nampa
Right now, the closest Natural Grocers is in Boise on Milwaukee Street. That’s a haul from most of Nampa.
Idaho has six Natural Grocers today: Boise, Coeur d’Alene, Hailey, Idaho Falls, McCall, and Twin Falls. A Nampa store would be number seven and the first one in Canyon County.
The chain is based in Lakewood, Colorado, and has been family run since 1955. It has 174 stores in 22 states. It only sells USDA-certified organic produce and is known for free nutrition classes and coaching.
A Quick Look Back at the Old Karcher Mall
Karcher Mall opened in 1965 as the first enclosed mall in Idaho. For years, it was the place to be. Then Boise Towne Square opened in 1988, and the crowds slowly drifted east.
The indoor mall closed in 2020. The property was renamed District 208 in 2022, and over 200 apartments went up on site. Hyperion Realty Capital bought it in 2024 and said big changes would take years.
Today, District 208 has Ross, Boot Barn, Big 5, and MOR Furniture. Adding a grocery store is a big deal. People shop for groceries every week. That kind of steady traffic is exactly what a comeback needs.
What Happens Next
Keep an eye out for two things: the city signing off on the permit, and an official announcement, which the mayor says is coming before the year ends. We’ll update this post as soon as we know more.
Frequently Asked Questions
Is Natural Grocers really opening in Nampa?
City records show a permit application from Natural Grocers for District 208. The company hasn’t officially announced it yet.
Where will the Nampa Natural Grocers be?
At District 208, 1509 Caldwell Blvd. That’s the old Karcher Mall. The exact space hasn’t been made public.
When will Natural Grocers open in Nampa?
Mayor Darl Bruner said the store is coming next year. No opening date has been set.
Where is the closest Natural Grocers right now?
Boise, at 1195 N Milwaukee St.
What does Natural Grocers sell?
Organic produce, groceries, vitamins and supplements, and body care products. All of its produce is USDA-certified organic.
Keep Up With What’s Changing in Nampa
New developments, road projects, local businesses and other changes are shaping Nampa. All Things Nampa keeps you informed about what’s happening in our community.
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
Mayor Darl Bruner gave his first State of the City on Oct. 22 at Ridgevue High School. The theme was “A City Worth Inheriting.” He promised to go off script, and he did. We watched the whole address so you don’t have to. Here’s what matters.
Before any budgets or roads, Bruner brought Rick Hogaboam’s wife, Mimi, and their kids on stage. “This is where Rick should be,” he said.
Here’s how the community is honoring him:
The baseball fields at Midway Park are now Hogaboam Fields, by a unanimous council vote.
Skyview High is renaming its unified basketball tournament the Rick Hogaboam Memorial Unified Basketball Tournament.
CWI is giving each of the Hogaboam kids $1,000 scholarships.
NNU is offering each child a special tuition scholarship.
Bruner said Rick left a 72-day action plan, and his office is following it.
The 18 “Nampa Conundrums”
This was the heart of the speech. Bruner listed the problems he wants citizens to help “chip away at.” Here’s our rundown, in roughly the order he gave them:
County enclaves. More than 800 parcels inside city limits pay no city taxes.
Student homelessness. About 1,400 students in the Nampa School District are homeless or housing-insecure.
Youth mental health. 25% of Nampa youth reported clinical levels of depression.
Affordable living for young people and seniors on fixed incomes.
Public safety. He called it the city’s number one issue in surveys.
Deferred infrastructure maintenance. Newer subdivisions are fine. Older neighborhoods, some over 100 years old, aren’t.
Coming together. Old neighborhoods and new ones, balanced against private property rights.
Transportation for seniors and disabled residents.
Public physical health, including child obesity.
Personal finance education for kids.
Infill and sprawl.
Construction jobs and commuters. About 10.5% of Nampa workers are in construction, and nearly 28,000 residents commute out of town for work.
Economic development. We need jobs that keep folks here.
The lowest-bidder rule. State law forces the city to take the lowest bid. On Locust, that contractor went bankrupt mid-job.
School district collaboration. Bruner said he asked the superintendents if Nampa, Vallivue and Caldwell work together. Their answer was “no.”
State, county and city teamwork. He said two state property tax laws, HB 389 and HB 673, have cost Nampa $26.6 million.
Hospital beds. He said the local hospitals often have waiting lists for regular beds.
Growth. It’s the big one. He brought an “Idaho is full” sign from McCall as a prop. His point: people are still coming.
On growth, Bruner laid out two choices. Nampa can plan what goes into its impact area, or Caldwell, Meridian, Star and Middleton will decide for us. He said he isn’t backing either option yet.
Roads: The Good, the Bad and the Bumpy
The bad news first. Almost a third of Nampa’s roads are rated poor or failing, and the city has $168 million in deferred maintenance with no set timeline to fix it.
The streets director thinks Nampa could pave its own roads within about three years for half what contractors charge. That would take equipment money up front.
The good news:
Northside Corridor: A $23 million federal grant, the biggest in city history with no local match, will rebuild 1.5 miles of Northside Blvd. It adds sidewalks, ADA ramps, a wider bridge over Indian Creek and new signals. That stretch has seen about 350 crashes in five years. Work starts next summer, with completion by 2030.
Next year: A roundabout at Cherry and Franklin with flashing crosswalk beacons, a new mile of Cherry from Franklin to 11th, a signal at Franklin and McDermott, and a repave of 2nd Street from 16th Ave. to Chicago.
Northside and Carter: A new roundabout, built around the sugar factory’s tank farm. Yes, there will be a metal sugar beet in the middle. Its name is “Round a Beet.” We’re not making this up.
Highway 16: It’s expected to open as a 60 mph freeway around mid-2027.
Downtown and Business
Depot District: The city traded about 1.9 acres between 13th and 14th Avenues to the Nampa Development Corporation. The plan is apartments, retail, office space and public gathering areas. A developer could be picked in early 2027.
Opportunity zones: Two census tracts become new opportunity zones on Jan. 1, 2027.
Karcher Mall: A big new tenant is coming. Bruner wouldn’t name it yet.
Tractor Supply: Its new 865,000-square-foot distribution center brings 200-plus jobs now, possibly 500 later.
Flood maps: After years of city work on Indian Creek, the FEMA update pulled more than 900 homes out of the flood plain, which means lower insurance.
Housing by the Numbers
Nampa needs about 8,500 more housing units by 2030.
Rental vacancy sits at 3.2%.
Median home values are up about 170% since 2015.
A two-bedroom rents for about $1,400.
Building permits are down roughly 1,000 from 2021.
A new fiscal impact tool is due in January. It’s meant to show whether new development and annexations will pay for themselves. Also, the comprehensive plan update wraps up with a final public hearing in April 2027.
The Police Levy
Voters decide on Nov. 3 whether to approve a permanent $5 million levy for the Nampa Police Department. It needs 60% to pass.
Bruner said he’s not telling anyone how to vote. Here’s what he shared:
It would cost about $7 to $11 a month, depending on your home’s value.
It’s permanent, because new officers have to stay on the payroll.
When the chief started 30 years ago, Nampa had about 30,000 people. Now it’s about 130,000.
Group A crimes are down 45% since 2018.
License plate readers stay in use “as long as the state and national laws allow.”
Two police drones are coming early next year.
Parks, Plows and a Duck
Midway Park is a 52-acre park with ball fields, a food truck court and walking loops.
Brandt Park is getting Nampa’s first lighted pickleball courts. The lights go off at 10.
Lakeview Water Park drew more than 22,000 swimmers this summer, plus 3,158 kids in swim lessons.
Rex the mallard is Parks and Rec’s new mascot.
Snowplow names, courtesy of Central Elementary kids, include Snowy Joey, the Frostinator, Blizzard Harry, Scoop Dog and our favorite, Dolly Plowton.
Water, Airport and Other Wins
The Nampa Water Garden, a 6-acre wetland on Indian Creek, starts construction in spring 2027. The city still needs about $3 million.
Nampa sends 12 million gallons a day of recycled Class A water into irrigation in summer.
A new fleet services building saves taxpayers more than $600,000 a year.
The airport’s rooftop weather system is a first in the continental U.S. It freed up about 7 acres for new hangars.
The Family Justice Center has helped clients 11,300 times so far in 2026.
What Bruner Wants From You
His ask was simple: show up. Take the comp plan survey. Join the Citizens Academy when it starts in March 2027. Pick a conundrum and help solve it.
“Hopefully, even in my short time, we’ll find two or three solutions,” he said.
It was Thursday, Oct. 22, 2026, at Ridgevue High School.
What are the Nampa conundrums?
They’re 18 challenges Mayor Bruner named, from county enclaves and road repair to youth mental health and growth.
How much will the Nampa police levy cost?
The mayor said about $7 to $11 a month, depending on your home’s value. It’s permanent.
When will the Northside Corridor be rebuilt?
Work starts next summer in three phases, with completion expected by 2030.
What is the Depot District?
It’s a planned downtown project on about 1.9 acres between 13th and 14th Avenues, with housing, retail and public space.
Meet Judit & Isaac
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
Do you live in the county, but the city grew up all around you? Then this one is for you.
On October 15, Nampa City Council held a workshop about annexing “enclaves.” That’s county land that is surrounded by the city on every side.
Nobody got annexed yet. But council told city staff to start studying it. And here’s the scary part. Once council decides an enclave qualifies, owners don’t get a vote.
Lots of people bought in the county on purpose. Taxes were lower. You could keep horses, chickens, or goats. You could build a shop or a barn without a pile of city rules. That’s the life they paid for.
Many bought older homes and spent years of time, money, and sweat fixing them up.
Now the rules could change on them. Higher taxes. New zoning. Limits on animals and buildings. For some, that could mean asking a hard question: can I still afford to stay?
And think about the folks who bought decades ago. Many are retired now and living on a fixed income. Their Social Security check doesn’t go up 55% just because their tax bill does.
Councilwoman Skaug said it best. These owners didn’t move into the city. The city grew around them.
What Is an Enclave?
Under Idaho law, an enclave is county land that:
Has homes on it
Is in a group of 30 or fewer parcels
Is privately owned
Is surrounded by the city on all sides
City staff says 842 parcels in Nampa fit right now. That number could drop a little after more review.
Why Enclaves Are Different
Most of the time, people join the city because they ask to. If the city wants to bring people in without asking, the law makes it slow and hard.
Enclaves are the exception. They’re the fast lane.
Here’s how it works. Once council agrees an enclave qualifies, state law says the city shall annex it. After that, the public hearing is only about what zoning you get.
So if you show up to that hearing and say “I don’t want to be annexed,” it won’t change anything.
The time to speak up is before council decides. Not after.
What Would It Cost You?
The city says it would get about $1.1 million a year in new taxes if it annexed all 842 parcels. That’s about $1,The city says it would get about $1.1 million a year in new taxes if it annexed all 842 parcels. That’s about $1,300 per parcel, per year, going to the city.
Some of your county taxes would go away, but not enough to cover it. The bottom line: most owners would pay about 30% to 55% more, depending on their school district.
Here’s a real example. We compared a county home to a city subdivision right next door:
Home value: $600,000
Has the homeowner’s exemption
Taxes in the county: about $2,405 a year
Same home in the city next door: about $3,723 a year
That’s about $1,318 more a year, or about $110 a month.
And $600,000 is on the low side. Many county homes, especially ones on acreage, are worth a lot more. A higher value means a bigger jump.
Your taxes change every year. Home values go up. Rates go up or down. But if you’re annexed, you’ll always pay the city’s share on top. That part doesn’t go away.
Want to know your own number? Look at your tax bill and find your levy code. Then call the Canyon County Assessor’s office and ask what you’d pay at the city rate.
What Else Changes?
Your zoning. If your land is zoned AG in the county, that goes away. The city has to give you a city zone. Most of this land is planned for medium density homes. That can mean tighter rules on animals, shops, and outbuildings.
“Grandfathered” has limits. What you have now can usually stay. But you may not be able to add on to it. And if it burns down, you may not be able to rebuild it the same way.
City code rules. City rules on junk, cars, and yard upkeep would apply to you.
Your well and septic can stay. The city can’t make you hook up to city water or sewer unless your system fails and city service is close by.
Your fire service stays the same. It’s the same fire district either way.
What If You Own Five Acres or More?
There’s an important exception in Idaho law.
If you have five acres or more that are actively used for farming or forestry, the city can’t annex you without your written permission.
But AG zoning alone doesn’t count. What matters is how you actually use the land, and whether it meets the state’s rules for agricultural use. A few horses on five acres may or may not qualify.
If you have acreage, check this before you assume the city can annex you. The Canyon County Assessor can tell you if your land is classified as agricultural. A land use attorney can tell you if it’s protected.
So What Do You Get?
Council’s reasons are faster police help, sidewalks, and one set of rules for everyone. Police said calls in enclaves go to Canyon County dispatch first. That can slow things down.
But Councilman Griffin said it himself: if there’s a real emergency at an enclave home, Nampa police are going to show up.
Most county owners already drive city roads and shop at city stores. Fire service is the same either way. And many of them chose county life on purpose.
So for most of them, annexation means paying more for what they already have.
Where Council Stands
Council was split:
Bills, Jangula, and Rodriguez wanted to keep looking at it.
Griffin said no to forcing people in. He’d rather the city ask owners to join on their own, maybe with a reward, and knock on doors.
Skaug said no, period. She pointed to long-time owners on fixed incomes.
Some Planning and Zoning members spoke up too. Commissioner Garner said $1.1 million didn’t seem worth what it would do to people. Commissioner Morgan said he’d hate to stop telling residents, “Nampa doesn’t force annexations.”
What Happens Next
There was no formal vote. Council agreed with a head nod to have staff study one test area: District 3.
📅 Next workshop: Around January 2027 📍 Where: Nampa City Hall, 411 Third St. S. 💬 What to expect: A discussion, not a vote
If council likes what it sees, District 3 could become the model for the rest of the city.
What You Can Do Now
Find out if you’re on the map. Call Nampa Planning and ask if your property is an eligible enclave.
Know your numbers. Find your levy code on your tax bill. Ask the Assessor what you’d pay at the city rate.
Have acreage? Check your ag status. Five acres or more in active farm use may be protected.
Email council before January. You only need to change one vote. Short, personal emails matter, especially from long-time owners and seniors.
Don’t sign anything you don’t understand. If the city offers a “pre-annexation agreement,” it gets recorded. It stays with the property, even after you sell. Talk to an attorney first.
Talk to your neighbors. Enclaves are decided as a group, not one home at a time.
On a fixed income? Ask the Canyon County Assessor about Idaho’s Property Tax Reduction program. It can lower taxes for qualifying seniors and low-income owners.
FAQ
Can Nampa annex my county home without my permission?
Yes, if your home is in an eligible enclave. That means it has homes on it, is in a group of 30 or fewer parcels, and is surrounded by city on all sides. Once council agrees it qualifies, the law says the city shall annex it.
Will my property taxes go up if I’m annexed?
Yes. Most county homes would pay about 30% to 55% more in the city, depending on their school district. Your exact amount depends on your levy code.
Do I have to hook up to city water and sewer?
No, not while your well and septic work. If they fail and city service is close by, you may have to connect.
Will my AG zoning change?
Yes. Annexed land gets a city zone. Most of this land is planned for medium density homes.
Can the city annex my farmland?
Not without your written permission, if you have five acres or more that are actively used for qualifying farming or forestry. AG zoning by itself doesn’t protect you. It depends on how the land is actually used.
Can I still keep animals or build a shop if I’m annexed?
What you have now can usually stay. But new animals, shops, or additions would have to follow city rules for your new zone. Those are often stricter than county AG rules.
When is the next meeting about this?
City staff is aiming for a council workshop around January 2027 to share what they find in District 3.
This post is for general information only. If you think your home could be affected, talk to a land use attorney about your situation.
Meet Judit & Isaac
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
