Blog

View Our Latest Blog

Google Earth view of the proposed Braeburn Creek subdivision near Amity Avenue and Happy Valley Road in Nampa, Idaho

A big subdivision is being proposed near Amity Avenue and Happy Valley Road, and this one is not exactly small.

Toll Brothers wants to build 487 homes on about 138 acres just outside Nampa city limits, but inside the area the city expects to eventually annex. If approved, it would be one of the larger single-family developments moving through Nampa right now.

The project is called Braeburn Creek, and it goes before the Nampa Planning & Zoning Commission on September 29, 2026.

Toll Brothers is not new to Nampa. The builder has already been active in communities including Carriage Hill West and Silver Star. Its local communities often include shared amenities, and Silver Star, for example, includes a community pool, pool house, walking paths, park and playground. Braeburn Creek follows a similar pattern with a clubhouse, pool, sport courts and miles of pathways planned for residents.

What’s Being Proposed

Braeburn Creek would include 487 single-family houses, broken into three general lot sizes:

  • 144 smaller lots, mostly closer to Happy Valley Road
  • 177 mid-size lots
  • 166 larger lots, mostly along the north and east sides

The developer says putting the larger lots along the north and east sides helps create a transition to surrounding properties.

The land is currently in Canyon County, but it sits inside Nampa’s Area of City Impact. Toll Brothers is asking the city to annex the property and zone it for residential development.

The Build Could Take Seven Years

Don’t expect anyone moving in next year.

The current plan breaks the project into 14 phases over about seven years. The first final plat is expected in late 2027, and the first residents would not be expected to move in until the end of 2028 at the earliest.

That is longer than what Toll Brothers told nearby residents earlier this year, when the company described a roughly five-year build with construction starting in 2027, depending on market conditions.

Roads Are Getting a Facelift, Eventually

Anyone who already dreads that Amity and Happy Valley roundabout will want to pay attention here.

Toll Brothers says it would help upgrade the intersection from a single-lane roundabout to a dual-lane roundabout, and that work is planned for Phase 1.

The developer would also build more than 1.5 miles of new collector roads, including extending Cruse Lane north through the project, along with curb, gutter and sidewalks along Amity and Happy Valley.

According to Toll Brothers, its traffic study found that the planned road improvements and traffic impact fees would be enough to handle the project’s traffic.

We have not reviewed the full traffic study yet, so that is one piece we are still watching for.

What You’d Actually Get

If it gets built, Braeburn Creek would include a clubhouse and pool, sport courts, a half basketball court, playfields and about 2.6 miles of walking paths.

One of those paths would be a 12-foot-wide regional pathway along the Amity Drain.

The clubhouse and pool are planned for Phase 2, so residents would not have to wait until the very end of the project for the main amenities.

Water, Sewer and Schools

Toll Brothers says city water and sewer capacity is available for the project, though several line extensions would be needed.

The plans call for extending a sewer main west in Victory Road, extending a water main in the Victory right-of-way and extending pressure irrigation along Amity Avenue.

The property falls inside the Nampa School District.

Toll Brothers says it has talked with district leaders and points out that the district has seen declining enrollment in recent years. That is the developer’s framing, not a separate school impact study, so it is worth keeping that distinction in mind.

What Happens Next

Braeburn Creek goes before the Nampa Planning & Zoning Commission on September 29, 2026.

Because the project requires annexation into Nampa, it would also need to go before the Nampa City Council before anything is final. The city’s own pre-application notes show both a Planning & Zoning hearing and a City Council hearing as part of the process.

We do not know the exact final home count yet. Most of the current project paperwork lists 487 homes, while an earlier draft shows 493.

We’ll keep following this one as it moves through the process.

What do you think? Is Amity and Happy Valley ready for nearly 500 new homes?

Frequently Asked Questions

What is Braeburn Creek?

Braeburn Creek is a proposed subdivision near the corner of Amity Avenue and Happy Valley Road in Nampa. Toll Brothers wants to build 487 single-family homes on about 138 acres.

When is the Planning & Zoning hearing?

The Nampa Planning & Zoning Commission is scheduled to review Braeburn Creek on September 29, 2026.

How long would construction take?

The current plan shows about seven years of construction across 14 phases. The first residents would not be expected to move in until the end of 2028 at the earliest.

What road improvements are planned?

Toll Brothers says it would help convert the Amity and Happy Valley roundabout to two lanes, extend Cruse Lane, and add curb, gutter and sidewalks along both Amity Avenue and Happy Valley Road.

Does Braeburn Creek still need City Council approval?

Yes. Because the project requires annexation into Nampa, it still needs to go through City Council before anything is final.


Who do I contact if I want to buy a home there?

If Braeburn Creek moves forward and you want to keep an eye on future home releases, reach out to Judit Crace or Isaac Crace with Top Idaho Real Estate. We track new communities and builder releases around Nampa and can let you know when pricing, floor plans and homes start becoming available.

Want updates on this and other Nampa developments? Follow All Things Nampa on Facebook or sign up for our newsletter.

Read more: Nampa Growth and Development | City of Nampa Planning & Zoning

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.

Judit and Isaac Crace of All Things Nampa in Nampa, Idaho

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.

View Nampa Homes for Sale

Grace Bible Church future site plan at Lake Lowell Avenue and Midway Road in Nampa, Idaho

The Nampa City Council voted 5-0 to approve the annexation and zoning requests connected to Grace Bible Church’s future campus near Lake Lowell Avenue and Midway Road.

The September 8, 2026, decision covers two parcels. The larger parcel at the northwest corner of the intersection received RA suburban residential zoning. Grace Bible Church plans to build its new campus there.

A separate parcel at the southeast corner received RS7 single-family residential zoning. That smaller parcel currently has no development plan.

The council approved the application with the city’s recommended conditions and proposed findings. The decision also creates the annexation path needed for the previously approved Lake Lowell Estates development west of the future church.

What Is Planned for the New Grace Bible Church Campus?

The current concept shows an 88,479-square-foot, two-story church building. The proposed worship center could accommodate up to 1,300 people under city code.

The preliminary site plan includes:

  • 690 parking spaces
  • 7.5 acres of open space
  • Landscaping and buffers around the property
  • Access from Lake Lowell Avenue and Midway Road
  • Possible recreational areas in a future phase

City code requires 347 parking spaces for the proposed use. The church plans to provide nearly twice that amount. Church representatives said the additional parking should reduce the time visitors spend searching for spaces and improve traffic circulation within the property.

The concept plan also shows sports fields and other recreational space. However, Pastor Keith Wagner told the council that those features are only possibilities. They are not included in Phase One, and the church has not established a timeline for building them.

The applicant also clarified that the current proposal does not include athletic field lighting.

Why Does Grace Bible Church Need a New Location?

Grace Bible Church has served the Nampa community for approximately 50 years. Wagner said the congregation has experienced sustained growth and has run out of room at its current location.

The church currently offers six services but still reaches capacity. Wagner said the church has recently had to turn people away because no seats remained. As a temporary solution, the church is preparing overflow space at Lone Star Middle School.

Church leaders want the future campus to offer more than Sunday worship. They envision a place for community gatherings, ministries and partnerships with local organizations.

Traffic Was the Main Concern

Much of the City Council discussion and public testimony focused on traffic along Lake Lowell Avenue, Midway Road and nearby intersections.

Several residents asked the city to delay approval until the church completed a traffic impact study. They raised concerns about narrow roads, existing congestion, nearby residential growth and the number of vehicles that could enter and leave the campus during services.

The church has already hired a traffic engineer. However, the study was not complete at the time of the hearing.

City staff explained that Nampa requires the traffic impact study during the building permit process. The city and its traffic consultant will review the study and determine which improvements the project must provide.

Those improvements could include turn lanes, vehicle stacking lanes or work at nearby intersections.

The developer will pay for improvements caused by the project. The city will not issue a certificate of occupancy until the required improvements are complete.

Highway District No. 4 asked that church access come from Lake Lowell Avenue. The district also noted that part of Midway Road was rebuilt in 2024. It requested that utility work avoid cutting into the newer roadway for five years.

Residents Raised Wildlife and Lighting Concerns

The property sits near the Deer Flat National Wildlife Refuge. Several speakers asked the church and city to consider how traffic, development and nighttime lighting could affect birds and other wildlife.

One statement presented during the hearing requested fully shielded, downward-facing exterior lighting. It also recommended turning off parking lot and athletic field lights when they are not needed, especially during spring and fall bird migration.

Church representatives said the plan would add significantly more trees and landscaping than the property has today. They also emphasized that the sports fields remain conceptual and that field lighting is not part of the current proposal.

City staff said Nampa does not have separate development standards for properties near the Deer Flat National Wildlife Refuge. However, the city’s existing code requires shielded lighting designed to direct light downward and keep it on the property.

Staff said those requirements should reduce light spilling onto neighboring properties, although they would not eliminate it completely.

What Is Planned for the Second Parcel?

The approximately five-acre parcel at the southeast corner of Lake Lowell Avenue and Midway Road received RS7 zoning. No construction is currently proposed there.

Council members asked what that zoning could allow in the future. City staff clarified that RS7 permits single-family homes. It does not permit apartments or townhomes.

Staff estimated that the property might accommodate approximately nine to 12 homes after road right-of-way and other site requirements reduce the usable acreage.

Any future subdivision proposal would still have to go through the city’s development review process.

How Does the Approval Affect Lake Lowell Estates?

The Grace Bible Church annexation also matters to another approved project nearby.

Lake Lowell Estates is a proposed 25-home development west of the church site. Its plans call for homes on lots of at least one acre, more than six acres of open space, a gazebo and pickleball courts.

The City Council previously required the Grace Bible Church property to be annexed before the city could complete the ordinance needed for Lake Lowell Estates.

With the church annexation approved, Lake Lowell Estates can return to the city for that next step.

City staff also clarified that Nampa will not pay to extend utilities to either development. Grace Bible Church and the Lake Lowell Estates developer must determine how to divide the infrastructure costs.

City Leaders Disclosed Connections to the Church

Before voting, the mayor and several council members disclosed affiliations with Grace Bible Church or previous conversations with its pastors about the project.

The city attorney explained that Idaho’s conflict-of-interest rules focus on financial interests. He said the disclosed affiliations and conversations did not create a financial conflict that required anyone to step away from the decision.

The City Council then approved the application by a 5-0 roll-call vote.

What Happens Next?

The annexation and zoning approval does not allow construction to begin immediately.

Grace Bible Church must continue through Nampa’s development and building permit process. The project must complete its traffic impact study, satisfy the city’s conditions and construct any required transportation improvements before the city issues a certificate of occupancy.

The sports fields and other recreational features shown on the concept plan remain possible future additions. They are not part of the first construction phase.

Lake Lowell Estates must also return to the city so officials can complete the next required step for that development.

All Things Nampa will continue following both projects as new plans, traffic studies and construction timelines become available.

Frequently Asked Questions

Did Nampa approve the Grace Bible Church annexation?

Yes. The Nampa City Council approved the annexation and zoning requests by a 5-0 vote on September 8, 2026. The approval included the city’s recommended conditions and proposed findings.

Where will the new Grace Bible Church campus be located?

The future campus is planned for the northwest corner of Lake Lowell Avenue and Midway Road in Nampa. The property received RA suburban residential zoning, which allows a church at this location.

What does Grace Bible Church plan to build?

The preliminary plan shows an 88,479-square-foot, two-story church building with a worship center for up to 1,300 people. It also includes 690 parking spaces, landscaping and 7.5 acres of open space.

Are the sports fields part of the first construction phase?

No. The sports fields shown on the concept plan are possible future additions. They are not part of Phase One, and the church has not announced a timeline for building them.

Will Grace Bible Church have to complete a traffic study?

Yes. Nampa requires a traffic impact study as part of the building permit process. The church has already hired a traffic engineer. The developer must complete any transportation improvements required by the study before the city issues a certificate of occupancy.

What will happen to the second parcel at the intersection?

The approximately five-acre parcel at the southeast corner of Lake Lowell Avenue and Midway Road received RS7 single-family residential zoning. No development is currently proposed there. RS7 zoning does not allow apartments or townhomes.

How does the approval affect Lake Lowell Estates?

The church property provides the required annexation path for Lake Lowell Estates, a previously approved 25-home development west of the future church. Lake Lowell Estates can now return to the city for the next step in its approval process.

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.

Judit and Isaac Crace of All Things Nampa in Nampa, Idaho

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.

View Nampa Homes for Sale

Lone Star master planned community map near Smith Avenue, Midway Road and Midway Park in Nampa, Idaho

A large new master-planned community proposed for southwest Nampa took a major step forward this week.

The Nampa Planning & Zoning Commission recommended approval of the Lone Star master plan community. This is a roughly 149-acre development near Smith Avenue and Midway Road, across from Midway Park.

The proposal could eventually bring hundreds of single-family homes, apartments and townhomes, along with about 30 acres of commercial development to the area.

However, this is still an early step. The project does not yet have an approved preliminary plat or final number of homes. The Planning & Zoning Commission’s recommendation is not the final decision. The proposal will move on to the Nampa City Council.

What Is Proposed Near Smith Avenue and Midway Road?

The approximately 149-acre property is planned as a mix of residential and commercial development.

The current concept includes:

  • About 91 acres of single-family residential
  • About 29 acres of higher-density residential
  • About 30 acres of commercial development
  • At least 15% qualified open space
  • Pathway connections
  • New internal streets and future improvements along surrounding roads

The development is being proposed as a master plan community under Nampa’s Southwest Nampa Specific Area Plan. The applicant said the plan was designed to place higher-density housing and commercial uses closer together while transitioning toward lower-density single-family neighborhoods.

How Many Homes Could Be Built?

There is no approved home count yet.

Because the application is for annexation, zoning and a master plan community rather than a preliminary plat, exact lot layouts and unit counts have not been established.

During the hearing, however, the applicant gave commissioners an idea of what could eventually be developed.

The approximately 90-acre single-family portion could contain around 450 to 500 homes, while the higher-density area could contain roughly 400 units.

That puts the current concept in the neighborhood of 850 to 900 total residential units. Those numbers are estimates only – not an approved development plan.

P&Z Supported a 20% Density Increase for Part of the Project

One of the biggest issues discussed during the hearing was the applicant’s request for a 20% density increase.

That increase does not apply to the entire development.

It applies only to the higher-density residential area, increasing the potential density there from 12 units per acre to as much as 14.4 units per acre.

The applicant said the additional density would make it possible to provide more housing types. That would include two-story apartments and townhomes, and create a transition between the commercial and single-family portions of the development.

Commissioners ultimately supported the increase but spent considerable time discussing how the higher-density development should transition as it approaches single-family neighborhoods.

Commissioners Added Protections for Nearby Homes

The commission recommended approval with additional requirements that would be incorporated into a development agreement.

One calls for the multifamily portion of the project to decrease in density from west to east. It would create a transition from higher-density housing toward the single-family portion of the development.

Commissioners also addressed concerns about new smaller lots being placed next to existing larger residential properties.

Under the recommendation, new single-family lots adjoining existing homes would need to be approximately 10,000 to 12,000 square feet, rather than the roughly 8,000-square-foot compatibility standard discussed during the hearing.

Both provisions were included when the commission voted to recommend approval.

Traffic Was a Major Concern

Much of the public testimony focused on traffic.

Residents raised concerns about existing congestion on Midway Road, Lone Star Road and nearby routes. They questioning whether the area’s infrastructure can handle hundreds of additional homes.

The applicant said its preliminary traffic analysis looked at a much larger surrounding area, including Smith Avenue, Orchard Avenue, Lone Star Road, Midway Road and portions of Middleton Road.

The applicant acknowledged that traffic generated by the full development would be substantial. However the applicant said roadway improvements would be required as individual phases are developed.

Those improvements could include widening portions of Lone Star Road and Midway Road and adding traffic signals. More detailed traffic analysis would occur as future preliminary plats are submitted.

What Could the Commercial Area Include?

The roughly 30 acres designated for commercial use aren’t necessarily intended to become one large shopping center.

During the hearing, the applicant described the vision as more of a neighborhood commercial area that could eventually include a grocery store or neighborhood market, restaurants, fast-casual dining, coffee shops and other services.

The idea, according to the applicant, is to give future residents nearby places to shop and eat without requiring every trip to use the surrounding arterial roads.

Commercial development would also likely come later. The applicant discussed a possible 10- to 15-year development timeline. The residential construction would ocurre as individual phases are approved and commercial development following when market demand supports it.

What Could This Mean for Midway Park?

The location could also have implications for Midway Park.

During the hearing, city staff discussed the possibility that development and annexation of the surrounding property could eventually provide the contiguity necessary for Nampa to pursue annexation of the park.

That could potentially allow Midway Park to connect to city water and sewer and make other improvements.

Any annexation of Midway Park, however, would be a separate future action. Approval of the Lone Star development would not automatically annex the park.

What Happens Next?

The Planning & Zoning Commission voted to recommend approval of the annexation, zoning and master plan community with the development agreement and additional conditions.

The proposal now moves to the Nampa City Council, which will make the final decision.

Even if the master plan is ultimately approved, construction would not begin based on this approval alone. Individual portions of the development would still need to move through additional planning and platting before homes, apartments and commercial buildings could be constructed.

All Things Nampa will continue following the Lone Star project as it moves through the city approval process.

You can follow other major projects on our Nampa Growth & Development page.


FAQ

How many homes are planned in the Lone Star development in Nampa?
There is no final approved number. The applicant said the current concept could include roughly 450 to 500 single-family homes and around 400 multifamily units. That would potentially put the total near 850 to 900 units.

Where is the Lone Star development proposed?
The approximately 149-acre development is proposed near Smith Avenue and Midway Road in southwest Nampa, across from Midway Park.

Has the Lone Star development been approved?
Not finally. The Nampa Planning & Zoning Commission recommended approval. The proposal still needs to go before the Nampa City Council.

What commercial development is planned?
Approximately 30 acres are designated for commercial uses. The applicant described possible neighborhood-serving businesses. They could include a grocery or neighborhood market, restaurants, coffee shops and other retail or services.

When would the development be built?
The applicant discussed a potential 10- to 15-year buildout. Individual phases would require additional approvals before construction.

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.

Judit and Isaac Crace of All Things Nampa in Nampa, Idaho

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.

View Nampa Homes for Sale

Crews repairing the Garrity Boulevard water main break near I-84 in Nampa

Tuesday afternoon started pretty normally for me. I had just dropped off my niece, Abi, who is visiting from Hungary, at VillaSport Fitness when my phone rang a few minutes later.

She told me they were sending everyone out of the gym because a water pipe had broken nearby.

At that point, we had no idea how big of a problem it was.

Before long, Garrity Boulevard near I-84 was dealing with major traffic disruptions, water pressure had dropped in parts of Nampa, and the Nampa City Council was preparing for an emergency meeting to authorize as much as $2 million in repairs.

So, what exactly happened?

A 16-Inch Water Main Broke Under Garrity

According to Nampa Water Resources Director John Spencer, the city received the call at 12:59 p.m. on August 11.

A 16-inch water main beneath Garrity Boulevard, just south of I-84, had ruptured.

Crews were able to isolate the break and shut down that section of the line. Despite the size of the rupture, city officials said no customers were left without water.
There was, however, a temporary drop in water pressure below 20 PSI. That triggered a water advisory from the City of Nampa while officials worked to determine how widespread the pressure drop had been.

Why Could a Broken Water Main Cost Up to $2 Million?

This wasn’t just a matter of digging up a pipe and fixing it.

The force of the water caused significant damage to the roadway above it. During the emergency meeting, Spencer explained that the pressure caused portions of the asphalt to lift and move.

Garrity Boulevard in this area is also within Idaho Transportation Department right-of-way. That means the roadway repairs must meet ITD construction and compaction standards.

The city is working with ITD and its contractor on the road repairs, but officials said they wouldn’t know the full extent of the damage until more of the area was exposed.

That uncertainty is a big part of why the Nampa City Council authorized $1.5 million to $2 million for the emergency repairs.

Nampa City Council Calls an Emergency Meeting

Later that day, the Nampa City Council held an emergency meeting and formally declared an emergency.

Council members authorized the Public Works and Water departments to move forward immediately with repairs to the ruptured water main and damaged roadway.

The estimated $1.5 million to $2 million cost will initially come from the city’s fund balance, with the final amount expected to be included in a September budget amendment.

The Pipe Isn’t Actually That Old

One detail from the emergency meeting caught my attention.

When council members asked whether the break could be connected to Nampa’s deferred infrastructure maintenance, Spencer said the area could be considered part of deferred maintenance.

But according to city records, this particular water main was installed in 2002.

At roughly 24 years old, it doesn’t fall into the category of some of Nampa’s much older water infrastructure.

So why did it fail?

We don’t know yet.

City officials said they need to inspect the damaged pipe to determine whether there was a defect or another issue that caused the break.

What Happens Next?

At Tuesday’s emergency meeting, officials estimated the complete repair could take at least a couple of days, particularly because the roadway itself also needs to be repaired.

As of Thursday morning, August 13, crews are continuing to work in the area.

We’ll update this story when the City of Nampa or ITD provides additional information about the repairs, the cause of the break or the full reopening of Garrity Boulevard.

Want to keep up with what’s changing around Nampa? Follow our Nampa Growth & Development page for major development and infrastructure updates.

Frequently Asked Questions

Where did the Garrity water main break happen?

The 16-inch water main broke beneath Garrity Boulevard just south of Interstate 84 in Nampa.

When did the water main break?

The City of Nampa received the report at approximately 12:59 p.m. on Tuesday, August 11, 2026.

Did Nampa residents lose water?

City officials said no customers were left without water, although water pressure temporarily dropped below 20 PSI and prompted a public notification.

How much could the repairs cost?

Nampa City Council authorized an estimated $1.5 million to $2 million for emergency repairs to the water main and roadway.

What caused the water main to break?

The cause is still under investigation. The city says the water main was installed in 2002, and officials plan to investigate what caused it to fail.

When will Garrity Boulevard fully reopen?

City officials initially estimated the complete repair would take at least a couple of days. We will update this article when a confirmed reopening is announced.

Judit and Isaac Crace of All Things Nampa in Nampa, Idaho

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.

View Nampa Homes for Sale

A Google Earth aerial map showing the approximate location of The Fields, a 480-acre master-planned community in northwest Meridian, Idaho. The map highlights the development area and labels Can-Ada Road, Ustick Road, State Highway 16, McDermott Road, and Owyhee High School.

If you’ve noticed more traffic creeping onto the west side of the Treasure Valley, don’t expect it to slow down anytime soon.

Meridian just approved the first phase of The Fields, a massive new neighborhood that will bring nearly 900 homes just northeast of Nampa. And while the project isn’t inside Nampa city limits, it will almost certainly affect how we drive, shop, and grow over the next decade.

A Google Earth aerial map showing the approximate location of The Fields, a 480-acre master-planned community in northwest Meridian, Idaho. The map highlights the development area and labels Can-Ada Road, Ustick Road, State Highway 16, McDermott Road, and Owyhee High School.
Approximate location of The Fields, a proposed 480-acre master-planned community in northwest Meridian. The map shows the development area in relation to Owyhee High School, Can-Ada Road, Ustick Road, McDermott Road, and the future State Highway 16 corridor.

This isn’t just another subdivision. It’s the beginning of a master-planned community that could eventually include more than 2,300 homes and apartments, neighborhood businesses, parks, and new employment space.

What Was Approved?

The Meridian City Council unanimously approved the annexation and preliminary plans for Westveil, the first neighborhood within The Fields.

The first phase includes:

  • 602 single-family homes
  • 297 townhomes
  • A community pool and clubhouse
  • Walking paths and neighborhood open space
  • Construction expected to take about seven years

The neighborhood will be built near McMillan Road and Owyhee Storm Avenue, west of Owyhee High School.

Why Nampa Should Care

Here’s the part that matters.

Even though the project sits in Meridian, nearly 900 new homes mean thousands of new neighbors using the same regional roads, shopping at many of the same stores, and competing for housing across the Treasure Valley.

As development pushes west, the line between Meridian and Nampa keeps getting blurrier. That’s good news if you’re hoping for more restaurants, retail, and jobs nearby. It also means more pressure on roads that already feel busy during rush hour.

If you’ve driven Chinden, Franklin, or Interstate 84 lately, you already know growth isn’t slowing down.

This Is Only the Beginning

Westveil is just the first piece of The Fields.

Current plans call for a 480-acre community with:

  • More than 2,300 residential units
  • Around 40 acres of parks and open space
  • Neighborhood retail and restaurants
  • A pedestrian-friendly main street
  • Employment and light industrial space
  • Connected walking paths throughout the development

Future phases will still need separate approvals from the City of Meridian before construction can begin.

Residents Have Questions

Not everyone is celebrating.

Several residents raised concerns about traffic, crowded schools, and whether roads and infrastructure can keep pace with rapid growth.

Those concerns aren’t unique to Meridian. Communities across the Treasure Valley continue wrestling with the same question: How do you keep up with growth while preserving quality of life?

It’s a conversation Nampa residents know well.

Bottom Line

Whether you live in Nampa or Meridian, projects like The Fields are reshaping the Treasure Valley.

More homes can help ease housing demand, but they also bring new challenges for transportation, schools, and infrastructure. As additional phases move through the approval process, this is one development worth keeping an eye on.

Frequently Asked Questions

Where is The Fields development located?

The Fields is planned in northwest Meridian near McMillan Road and Owyhee Storm Avenue, west of Owyhee High School and northeast of Nampa.

How many homes were approved?

The first phase, called Westveil, includes 899 homes consisting of 602 single-family homes and 297 townhomes.

How large will the entire development be?

Current plans envision more than 2,300 residential units along with parks, commercial space, employment areas, and a pedestrian-friendly main street.

When will construction begin?

Developers expect to break ground in spring 2027, with the first homes anticipated to go on sale in 2028. The Westveil neighborhood will be built in seven phases, with construction continuing into the early 2030s. The full build-out of The Fields is expected to take well over a decade.

Is all of The Fields approved?

No. The City Council approved the first phase, Westveil. Future neighborhoods and commercial areas will require additional approvals before construction can begin.

Why does this matter to Nampa?

Although the project is in Meridian, developments of this size can affect regional traffic, housing demand, employment opportunities, and infrastructure throughout the Treasure Valley, including Nampa.


Want updates on this and other Nampa developments? Follow All Things Nampa on Facebook or sign up for our newsletter.

Read more: Nampa Growth and Development | City of Nampa Planning & Zoning

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.

Judit and Isaac Crace of All Things Nampa in Nampa, Idaho

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.

View Nampa Homes for Sale

10-year-old Ezekiel Garcia speaks in support of the Nampa Public Library during the July 20, 2026 Nampa City Council meeting.

If you’ve seen chatter this week about the Nampa Public Library facing budget cuts, you’re not alone. The concern brought a full council chamber to Monday night’s Nampa City Council meeting.

Residents came ready to defend the library’s staffing, programs, participation in the LINKS library consortium, and funding as the city begins working through next year’s budget.

But by the end of the evening, city officials had clarified what had actually changed—and what hadn’t.

One of the evening’s most memorable moments came from 10-year-old Ezekiel Garcia.

Books keep people informed,” he told the council as he explained why the Nampa Public Library matters to his family and why programs like the LINKS library consortium are worth protecting.

Speaking confidently before the council, Ezekiel shared why libraries matter. He described them as places where people can learn, explore new ideas, and become informed citizens. He also spoke about the importance of the LINKS library consortium, which gives Nampa families access to books and resources from participating libraries across southern Idaho.

His remarks earned praise from the mayor and set the tone for the rest of the evening.

Why Were People Concerned?

Last week’s city budget workshop sparked concerns that the library could be facing significant budget cuts.

By Monday night, residents came prepared to encourage the City Council to continue supporting library services, staffing, educational programs, and participation in the LINKS consortium.

Speaker after speaker described the library as an important community resource for children, families, seniors, students, educators, and lifelong learners.

So… Is the Library Budget Being Cut?

According to city officials, the current operating budget for the Nampa Public Library has not been reduced.

During the meeting, Council President David Bills asked staff to explain what had happened during last week’s budget workshop.

Chief of Staff Clay Long said the council removed $12,000 that had been budgeted for employee parking after another organization agreed to cover that expense.

He also explained that city staff will continue working with library leadership as they prepare the proposed Fiscal Year 2027 budget, which still must go through the normal budget process before being adopted.

In other words, Monday night’s discussion wasn’t about eliminating the library’s current operating budget. It was about clarifying where the city is in next year’s budget process and addressing concerns that had been circulating throughout the community.

Several speakers encouraged the city to remain part of the LINKS library consortium.

The program allows Nampa Public Library cardholders to borrow books and other materials from participating libraries throughout southern Idaho, giving local residents access to a much larger collection than any single library could provide on its own.

What Happens Next?

The proposed Fiscal Year 2027 budget will continue moving through the city’s annual budget process before the Nampa City Council adopts a final budget later this summer.

If there are changes to the proposed library budget, we’ll continue following the discussion and keep you updated as decisions are made.

Frequently Asked Questions

Is Nampa cutting the Nampa Public Library budget?

No. During the July 20 City Council meeting, city officials clarified that the library’s current operating budget has not been reduced. The discussion is part of the city’s Fiscal Year 2027 budget process, which is still ongoing.

Why is the Nampa Public Library budget being discussed?

Like every city department, the Nampa Public Library submits a budget request each year. The City Council reviews those requests during workshops before holding public hearings and adopting the final city budget.

Judit and Isaac Crace of All Things Nampa in Nampa, Idaho

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.

View Nampa Homes for Sale

Aerial map showing the proposed Spring Shores Commons development near Cherry Lane and 11th Avenue North in Nampa, Idaho, including planned homes, open space, and a neighborhood commercial area.

Subscribe to the Nampa Insider newsletter

That empty lot at Cherry Lane and 11th Avenue North has been sitting there doing nothing for 20 years. It’s finally getting built.

Nampa’s Planning and Zoning Commission just voted unanimously to recommend approval of Spring Shores Commons, a 68 home development with townhomes, a dog park, and a price tag that got people’s attention.

Here’s what we know, and why Cherry Lane is already grumbling about it.

What’s Actually Being Built

Spring Shores Commons would bring:

  • 68 homes, a mix of detached houses and attached townhomes
  • One small commercial lot near the Cherry Lane/11th corner
  • A fenced dog park
  • Walking paths and a central green space
  • About 2.32 acres of open space, more than the city requires

The land was originally zoned for commercial use. The new plan flips most of it to housing but keeps a small commercial piece near the corner.

Bigger lots sit along the west side, next to the county properties already there. Smaller lots and townhomes fill in the rest.

The Number Everyone’s Talking About: $280,000

The developer floated a price for the townhomes that got people’s attention: around $280,000 for a three bedroom, 1,500 square foot unit, if it were selling today.

That’s not a promise. Prices depend on construction costs and the market whenever these actually get built. But city commissioners liked hearing it. Nampa’s short on homes in that price range, and this is the kind of “missing middle” housing, something between an apartment and a big single family house, that keeps coming up in city planning conversations.

Cherry Lane Traffic: The Real Sticking Point

If you drive Cherry Lane during rush hour, you already know where this is going.

A nearby resident told commissioners the road already backs up near 11th Avenue and Franklin Road, especially mornings and evenings. His concern: piling on 68 more homes before any real road fixes happen.

A full traffic study wasn’t required for this project. But a turn lane analysis did flag one fix: a westbound right turn lane at Cherry Lane and Lindsey Creek, which the developer will have to build.

Beyond that, the city isn’t planning any major Cherry Lane widening in the next five years. There’s a roundabout planned near Cherry Lane and Franklin, and another one being talked about near Cherry Lane and 11th, but nothing set in stone yet.

The developer will also have to add:

  • A 10 foot pathway along Cherry Lane
  • Curb, gutter, and sidewalks on 11th Avenue North
  • Water, sewer, and irrigation lines through the property

No Backyard Fences? Here’s Why

One detail worth knowing: homes facing the central green space won’t have rear fences. The idea is to make that shared open space feel like an extension of everyone’s backyard. Homes around the outside of the development, and the standalone single family homes, will still have fencing.

What It Means for the City’s Wallet

The 68 homes are expected to generate over $900,000 in city impact fees, money that goes toward roads, parks, police, and fire services. That number doesn’t include fees from the commercial lot yet, since no business has been identified for that space.

What Happens Next

P&Z’s unanimous recommendation now heads to Nampa City Council for the final vote. Until Council acts, nothing here is a done deal.

We’ll keep tracking it and let you know when it hits the Council agenda.

Frequently Asked Questions

What is Spring Shores Commons?

It’s a proposed 68 home development near Cherry Lane and 11th Avenue North in northwest Nampa, on a lot that’s sat empty for about 20 years. It includes detached homes, townhomes, a small commercial lot, walking paths, and a dog park.

How much will the homes cost?

The developer estimated three bedroom townhomes around 1,500 square feet could run near $280,000 in today’s market. That’s not locked in; actual pricing depends on construction costs and the market when homes are built.

Has the project been approved?

Not yet. The Nampa Planning and Zoning Commission voted unanimously to recommend approval. It still needs a final vote from Nampa City Council.

What’s the traffic situation?

Traffic was the biggest concern at the hearing. Cherry Lane already backs up near 11th Avenue and Franklin Road during rush hour. A full traffic study wasn’t required, but the developer will have to build a westbound right turn lane at Cherry Lane and Lindsey Creek.

Will there be a dog park?

Yes. A fenced dog park is planned on the north side of the property, along with about 2.32 acres of open space and a central gathering area.

Want more Nampa development news before it hits the news? Subscribe to the Nampa Insider newsletter → SUBSCRIBE

Thinking about buying in this part of Nampa? See homes for sale in Nampa

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.

Judit and Isaac Crace of All Things Nampa in Nampa, Idaho

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.

View Nampa Homes for Sale

Colorful Fourth of July fireworks lighting up the night sky near Nampa Idaho during Independence Day celebrations in 2026

America turns 250 this year. That means the fireworks are bigger, the parades are longer, and the Treasure Valley is going all out. Whether you want to stay close to home or make a day of it with the family, there is something happening in nearly every city within driving distance of Nampa.

We put together this full list of verified 4th of July events so you do not have to hunt them down yourself.

Want events like this in your inbox every week? Subscribe to the All Things Nampa Newsletter https://allthingsnampa.com/newsletter/

1. God and Country Festival – Nampa

📅 Wednesday, July 1, 2026
🕐 Gates 5:30 pm | Program 6:30 pm | Fireworks at dusk
📍 Ford Idaho Center Amphitheater, 16200 N Idaho Center Blvd, Nampa
💵 Free admission | $5 parking per car
🔗 Details

The God and Country Festival is in its 60th year and one of the biggest events of the summer in the Treasure Valley. Expect live Christian bands, military tributes, civic awards, food, and the Nampa city fireworks show over the amphitheater at dusk. This kicks off the holiday weekend in a big way and it is Nampa’s only public fireworks display for the season.

2. Ste. Chapelle Cornhole Tournament and Fireworks Watch Party

📅 Friday, July 3, 2026
🕐 1 pm – 10 pm | Live music at 6 pm | Fireworks at 9 pm
📍 Ste. Chapelle Winery, 19348 Lowell Rd, Caldwell
💵 Ticketed – reservations required
🔗 Details

Kick off the holiday weekend at one of Idaho’s most scenic wineries. Gates open at 1 pm for a cornhole tournament in partnership with Sawtooth and the Idaho Wine Commission, followed by live music from Almost Famous at 6 pm and a fireworks finale over the vineyard at 9 pm. Reserve your spot before it fills up. 21+.

3. Marsing 3rd of July Fireworks Celebration

📅 Friday, July 3, 2026
🕐 5 pm – Midnight | Fireworks around 10 pm
📍 Marsing Island Park, Marsing (on the Snake River)
💵 Free
🔗 Details

Get a head start on the holiday at this Snake River celebration. The Marsing Lions Club runs a BBQ dinner, dunk tank, bounce house, kids’ train, games, music, and entertainment before the fireworks reflect off the water. One of the most scenic fireworks shows in the valley.

4. Caldwell 4th of July Parade and Celebration

📅 Saturday, July 4, 2026
🕐 Parade 9 am | Car show and vendors all day | Fireworks at dusk
📍 Downtown Caldwell and Brothers Athletic Park
💵 Free
🔗 Details

Caldwell goes big on the 4th. The parade features the Caldwell Police Mounted Unit rolling through downtown at 9 am. Stick around for the classic car show, vendor fair, and an Idaho Armored Combat showcase. Fireworks cap the night at Brothers Athletic Park after dark.

5. Star Hometown Celebration

📅 Saturday, July 4, 2026
🕐 Firecracker Fun Run 7 am | Parade 10 am | Concert 7:30 pm | Fireworks 10:15 pm
📍 Freedom Park (Fun Run) | Downtown Star (Parade) | Hunter’s Creek Park (evening)
💵 Fun Run $20 | Everything else free
🔗 Details

Star packs more into one day than most cities do all summer. Start with the Firecracker 5K at Freedom Park, catch the patriotic parade through downtown, then wrap the night with the Spirit of the Red, White and Blue Concert followed by fireworks over Hunter’s Creek Park. No public parking at Hunter’s Creek — use the shuttles from marked stops.

6. Middleton 4th of July Celebration and Car Show

📅 Saturday, July 4, 2026
🕐 Starting 9 am | Parade 11 am | Fireworks at dusk
📍 Middleton Place Park, 75 Marjorie Ave, Middleton
💵 Free
🔗 Details

The 19th Annual Middleton Car Show anchors this all-day celebration. You will also find food trucks, bounce houses, live music, vendor booths, and a parade down Main Street at 11 am. All proceeds from the car show support the Middleton Food Pantry.

7. Stinker Store American Firecracker 250 – Meridian Speedway

📅 Saturday, July 4, 2026
🕐 Gates 4:45 pm | Racing starts 6:30 pm
📍 Meridian Speedway, 335 S. Main St., Meridian
💵 Ticketed
🔗 Details

If fireworks and lawn chairs are not your thing, head to the track. Meridian Speedway’s July 4th race night features the Southern Idaho Pro Late Tour, the Midnight Ride of Paul Revere, plus Vintage Racers, Hornets, Bandoleros, and NSX Winged Sprintcars. Loud, fast, and all-American. Kids 6 and under get in free.

8. Meridian Independence Day Celebration

📅 Saturday, July 4, 2026
🕐 4 pm – 10:30 pm | Fireworks approximately 10:20 pm
📍 Storey Park, 205 E Franklin Rd, Meridian
💵 Free
🔗 Details

Food trucks roll in at 4 pm for a relaxed, family-friendly afternoon at Storey Park. The fireworks launch from the east side of the Meridian Speedway around 10:20 pm. No personal fireworks or glass containers allowed in the park.

9. Kuna Freedom Celebration

📅 Saturday, July 4, 2026
🕐 Freedom Fun Run in the morning | Main celebration 6 pm – 11 pm | Fireworks 10:15 – 10:30 pm
📍 Bernie Fisher Park and Kuna Greenbelt
💵 Free
🔗 Details

More than 15 food trucks, a DJ all night, and fireworks launched near the 2nd Street baseball fields – visible from anywhere on the Greenbelt. Bring lawn chairs or blankets. Leave glass, open flames, and personal fireworks at home.

10. Melba Olde Tyme 4th of July

📅 Saturday, July 4, 2026
🕐 Fun Run early morning | Parade 10:30 am | Fireworks at dusk
📍 Downtown Melba
💵 Free
🔗 Details

Entirely volunteer-run and entirely worth it. The 2026 theme is “Spirit of 1776: Celebrating 250 Years of Freedom.” Expect a fun run, parade, craft and food vendors, a chicken run, kids’ games, a tractor pull, and a car show, all capped by fireworks at dusk. Small-town 4th of July at its best.

Bonus: Garden Valley Fourth of July Celebration

📅 Saturday, July 4, 2026
🕐 Flag raising 8 am | Events all day | Fireworks at dusk
📍 Weilmunster Park and Terrace Lakes Resort, Garden Valley
💵 Free
🔗 Details

Worth the drive if you want the 4th somewhere scenic and uncrowded. Starts with a flag-raising ceremony, then breakfast and a golf tournament at Terrace Lakes Resort, then kids’ games, food trucks, vendors, a chalk art contest, and soap box derby races at Weilmunster Park. Ends with a dry parade, a wet parade, and fireworks at dusk.

Bonus: Boise 4th of July – America250 Fireworks and Parade

📅 Saturday, July 4, 2026
🕐 Parade 10 am | Park opens 6 pm | Fireworks 10:15 pm
📍 Idaho America250 Parade (Downtown) | Ann Morrison Park (evening)
💵 Free | Park closed to vehicles all day – walk, bike, or rideshare
🔗 Details

Boise is going all out for America’s 250th birthday. The Idaho America250 4th of July Parade kicks off at 10 am through downtown. That evening, Ann Morrison Park hosts a free Boise Philharmonic patriotic performance, food and drink vendors, a drone show after dark, and fireworks synced to music on 107.1 Hank FM at 10:15 pm. No pets, no personal fireworks, no drones in the park.

Tips Before You Go

Fireworks start late – plan for 10 to 10:30 pm at most locations. Bring lawn chairs, blankets, sunscreen, and water. If you are bringing pets, leave them home. Most shows are free and parking is the variable. Check each event’s link for the most current details since times can shift.

Stay in the Loop

Want events like this delivered to your inbox before everyone else sees them? Sign up for the All Things Nampa newsletter. We cover what is happening in Nampa and the surrounding area every week – no fluff, just what matters to locals.

Subscribe to the ATN Newsletter → https://allthingsnampa.com/newsletter/

Frequently Asked Questions About 4th of July Events Near Nampa, Idaho

Where can I watch fireworks near Nampa, Idaho?

Some of the most popular fireworks displays near Nampa include the God and Country Festival, Caldwell 4th of July Celebration, Star Hometown Celebration, Meridian Independence Day Celebration, Kuna Freedom Celebration, Melba Olde Tyme 4th of July, and Boise’s America250 Celebration.

What is the biggest 4th of July event in Nampa?

The God and Country Festival at the Ford Idaho Center is one of the largest Independence Day celebrations in Idaho. The event features live entertainment, food vendors, community recognition, patriotic tributes, and a large fireworks display.

Are there free Fourth of July events near Nampa?

Yes. Most Fourth of July celebrations throughout the Treasure Valley are free to attend, including events in Nampa, Caldwell, Star, Middleton, Meridian, Kuna, Melba, Garden Valley, and Boise. Some specialty events, such as winery celebrations and races, may require tickets or registration fees.

What time do fireworks start on the 4th of July?

Most fireworks displays in the Treasure Valley begin between 10:00 PM and 10:30 PM, depending on weather and sunset conditions. Check the official event page before attending, as times can occasionally change.

Which Treasure Valley cities host Fourth of July celebrations?

In addition to Nampa, you can find Independence Day celebrations in Caldwell, Meridian, Kuna, Star, Middleton, Boise, Melba, Marsing, and Garden Valley.

Is parking available at Fourth of July events?

Parking varies by event. Some celebrations offer free parking, while others charge a fee or provide shuttle services. Popular events such as the God and Country Festival, Boise’s America 250 Celebration, and Star’s Hometown Celebration often have special parking and transportation plans.

Are pets allowed at Fourth of July celebrations?

Policies vary by event. Because fireworks can be stressful for animals and many events attract large crowds, it is generally recommended to leave pets at home unless the event specifically allows them.

What should I bring to a Fourth of July fireworks show?

Most attendees bring lawn chairs, blankets, sunscreen, water, snacks, and bug spray. Arriving early is recommended for popular events, especially if you want a good viewing location for fireworks.

What are the best family-friendly Fourth of July events near Nampa?

Families often enjoy the God and Country Festival, Caldwell’s Independence Day Celebration, Star Hometown Celebration, Middleton’s Celebration and Car Show, Kuna Freedom Celebration, and Melba Olde Tyme 4th of July because they offer activities, food vendors, parades, and entertainment throughout the day.

Where can I find local events happening in Nampa year-round?

You can find upcoming festivals, concerts, markets, community events, and family activities on the All Things Nampa Events Calendar and by subscribing to the free All Things Nampa newsletter.

Aerial map showing the Lake Lowell Estates subdivision layout in west Nampa, Idaho near Lake Lowell Avenue and Midway Road

UPDATE — August 27, 2026: Lake Lowell Estates has now gone before the Nampa City Council. The project can move forward, but its annexation depends on the neighboring Grace Bible Church property completing annexation into Nampa first.

Lake Lowell Estates, a proposed acreage subdivision near Lake Lowell, has now gone before both the Nampa Planning & Zoning Commission and City Council. The project is moving forward, but there’s an unusual catch: its annexation depends on the neighboring Grace Bible Church property being annexed into Nampa first.

Here’s the short version of what’s planned and what it means for Nampa.

What Is Lake Lowell Estates?

Lake Lowell Estates is a proposed neighborhood on the west side of Midway Road, just north of Lake Avenue – right near Lake Lowell Park.

It would bring 25 new homes to about 38 acres of land that’s currently outside city limits. It will be a quiet, low-density neighborhood. Think big lots, open space, and a slower pace. Not apartments. Not a packed subdivision. Just 25 homes with room to breathe.

What Makes This Different?

Most new subdivisions in the Treasure Valley squeeze in as many homes as possible. This one does the opposite.

Each lot averages over an acre in size – with a minimum of 1 acre. That’s a lot of elbow room compared to the typical new-build neighborhood.

The density works out to just 0.62 homes per acre. For comparison, most standard subdivisions run 4 to 8 homes per acre.

Neighbors and commissioners noticed. One commissioner called it exactly what people ask for on the edge of the city.

What Else Is Included?

The proposed plan isn’t just dropping homes and calling it done. The plan includes a pickleball court, a gazebo, and over 6 acres of open space – more than the city requires. There’s also a 105-foot landscaping buffer along the north edge to protect existing neighbors, plus new sidewalks and road improvements along Lake Avenue.

The site is about a half mile from Lake Lowell Park, so residents will have easy access to one of Nampa’s best outdoor spots.

What Happened at the P&Z Meeting?

On June 23rd, Nampa’s Planning and Zoning Commission reviewed the project and voted unanimously to recommend approval.

A few neighbors raised concerns about traffic, water supply, and whether the city can afford new infrastructure. City staff addressed each one. The developer pays for all new infrastructure – not taxpayers. The city ran a water model and confirmed there’s enough supply. And with only 25 homes, traffic impact is minimal.

One commissioner made a great point: if Nampa doesn’t annex this land, Canyon County still develops it — and those residents still drive on Nampa roads without helping pay for them.

What Happened at Nampa City Council?

The project moved to Nampa City Council on August 3. However, there’s an unusual wrinkle. The neighboring Grace Bible Church property must complete its annexation into Nampa first because it provides Lake Lowell Estates with the required connection to existing city limits.

Grace Bible Church is scheduled to go before City Council on September 8. If its annexation moves forward and is completed, Lake Lowell Estates can then return to City Council for the remaining annexation ordinance process.

We’ll keep you posted right here on AllThingsNampa.com.

Will Lake Lowell Estates Have City Water and Sewer?

Answer: the plans call for Nampa water, sewer and pressurized irrigation. City staff said capacity is available. Sewer would initially involve a private lift station owned and operated by the HOA, with the system eventually transitioning when the planned Midway sewer trunk is available.

Who Is Developing Lake Lowell Estates?

Public records do not currently identify a homebuilder for Lake Lowell Estates. Breckon Land Design is handling the land-use application on behalf of Ronald Lester. All Things Nampa has not found a specific builder identified for the proposed homes.

Thinking About an Acreage Lot?

If this kind of neighborhood sounds like your thing, you’re not alone. Acreage lots in the Treasure Valley are in high demand and don’t stay available long.

The team at Top Idaho Real Estate specializes in exactly this – helping buyers find acreage homes for sale in Idaho before they’re gone. Local. Experienced. No big-box brokerage runaround.

FAQs: Lake Lowell Estates Nampa

Where is Lake Lowell Estates located?

West of Midway Road, north of Lake Lowell Avenue in Nampa, Idaho — about a half mile from Lake Lowell Park.

How many homes will be in Lake Lowell Estates?

25 single-family homes on approximately 38.7 acres.

How big are the lots?

Most lots are 1 acre or larger. The average lot size is about 1.12 acres.

Is Lake Lowell Estates approved?

The Nampa Planning & Zoning Commission unanimously recommended approval on June 23, 2026, and the project has since gone before Nampa City Council. However, its annexation cannot be finalized until the neighboring Grace Bible Church property is annexed into Nampa. Grace Bible Church is scheduled to go before City Council on September 8, 2026.

Will there be amenities?

Yes — a pickleball court, gazebo, and over 6 acres of open space are planned.

What zoning will this subdivision have?

RA, which stands for Suburban Residential. It’s the lowest-density residential zoning in Nampa.

Will Lake Lowell Estates have city water and sewer?

Yes. The subdivision is planned for Nampa city water, sewer, and pressurized irrigation. Sewer service would initially use a privately owned lift station maintained by the HOA until planned sewer infrastructure becomes available.

Who is the developer of Lake Lowell Estates?

Breckon Land Design is handling the land-use application on behalf of Ronald Lester. A specific homebuilder has not been identified in the public records reviewed by All Things Nampa.

Why does the Grace Bible Church annexation affect Lake Lowell Estates?

The Grace Bible Church property provides Lake Lowell Estates with the connection it needs to existing Nampa city limits. Grace Bible Church must complete its annexation before the Lake Lowell Estates annexation ordinance can move forward.

When will construction begin at Lake Lowell Estates?

A construction start date has not been announced. The annexation process still needs to be completed before the project can move forward.

Who do I contact if I want to buy a home there?

Reach out to Top Idaho Real Estate – they track acreage and estate-style listings across the Treasure Valley.

Crowd gathered at the Ford Idaho Center Amphitheater in Nampa watching fireworks during the God and Country Festival.

The God and Country Festival returns to Nampa on July 1, 2026, at the Ford Idaho Center.

The 2026 festival marks two major milestones – America’s 250th birthday and the festival’s own 60th anniversary. That’s six decades of faith, family, and fireworks right here in the Treasure Valley.

What to Expect at the God and Country Festival

The free community event features live Christian music, military recognition, civic awards, food vendors, and family-friendly entertainment throughout the evening before ending with the Treasure Valley’s largest fireworks show.

This year’s lineup includes performances by Skyview Fellowship from Emmett and Restored Community Church from Eagle, the winners of this year’s Battle of the Bands competition.

Guests will also hear from Ryan Ries, author and co-founder of The Whosoevers, and Beaver Fleming, a professional athlete and motivational speaker.

God and Country Festival Event Information

  • Date: Wednesday, July 1, 2026
  • Location: Ford Idaho Center, Nampa
  • Gates Open: 5:30 p.m.
  • Fireworks: 10:00 p.m.
  • Admission: Free
  • Parking: $5 per vehicle

Because the God and Country Festival Nampa is one of the Treasure Valley’s most popular summer events, organizers recommend arriving early to avoid traffic and find a good spot.

Before You Go

If you’re planning to attend, keep these rules in mind:

  • Outside food and drinks are not permitted, with the exception of baby food and bottles.
  • Refillable water bottles are allowed and can be filled at water stations inside the venue.
  • Only low-back lawn chairs with legs 8 inches or shorter are permitted. Camping chairs are not allowed.
  • Blankets are welcome but may be inspected at the entrance.
  • ASL interpreters will be available during the program.

A Tradition That Started Nearly 60 Years Ago

The God and Country Festival traces its roots back to the 1960s, when actor Chuck Connors helped launch patriotic rallies across the country. What began as a national movement eventually became one of Nampa’s signature annual events, bringing generations of local families together each summer.

Now celebrating its 60th year, the festival continues to be one of the Treasure Valley’s largest community gatherings and an annual tradition for many local residents.

Whether you’ve attended for years or you’re thinking about going for the first time, the God and Country Festival offers an evening of live music, community, and a spectacular fireworks show to kick off the Independence Day holiday.

For additional information and the full event schedule, visit godandcountryfestival.com.

Frequently Asked Questions

When is the God and Country Festival in Nampa?

The God and Country Festival will take place on Wednesday, July 1, 2026, at the Ford Idaho Center in Nampa.

Where is the God and Country Festival held?

The festival is held at the Ford Idaho Center Amphitheater in Nampa, Idaho.

Is the God and Country Festival free?

Yes. Admission is free. Parking costs $5 per vehicle.

What time do the gates open?

Gates open at 5:30 p.m. Organizers recommend arriving early since this is one of the Treasure Valley’s largest summer events.

What time do the fireworks start?

The fireworks show is scheduled to begin at 10:00 p.m.

Can I bring my own food and drinks?

No. Outside food and drinks are not allowed, except for baby food and bottles. You may bring a refillable water bottle to use at the water filling stations inside the venue.

What kind of chairs are allowed?

Only low-back lawn chairs with legs 8 inches or shorter are permitted. Camping chairs are not allowed. Blankets are welcome and may be inspected at the entrance.

Is the God and Country Festival family friendly?

Yes. The festival is designed for all ages and includes live Christian music, food vendors, military recognition, community awards, and one of the Treasure Valley’s largest fireworks shows.

Never Miss a Nampa Event

Looking for more local events? The All Things Nampa Events Calendar is updated year-round with festivals, live music, family activities, markets, and community events. You can also subscribe to the free All Things Nampa Weekly Newsletter to get upcoming events delivered to your inbox every Thursday.