Buying a Garden Valley Rental: $27,102, Not a Lowman blend

Underwrite Garden Valley at $27,102. Do not underwrite a Lowman year or an Idaho City year as this note. The AirROI typical year, August 2025 through July 2026, sits on one hundred fifty-four listings, ADR $286, occupancy 32.6 percent, RevPAR $96, stay 3.3 nights, professionally managed 22.7 percent. Thirty-seven listings are set for thirty-plus nights. Lead time is 59 days. Superhost share is 63.6 percent. Census 377. There is no published corridor T12 on this published market year.

the published market year is about fifty-five miles and one to one and a half hours northeast of Boise via ID-55, then Banks-Lowman Road. Terrace Lakes, the South Fork, and the eighteen holes are demand, not debt service. Peak-3 is August, June, and July. Peak month is August. February is the hole. Year-over-year is minus 13.1 percent. That swing stays on this file. Read themarket reportbefore a broker memo averages Lowman $13,657 or Idaho City $16,176 or Boise $25,127 into the packet. Then confirm the local rules that match the parcel.

This page is the buyer packet. It is not a gold-mine pitch. Two halls travel with the deed: Crouch at 342 Village Circle, and the Boise County clerk at 419 Main Street in Idaho City. Garden Valley has no city hall. HB 583, effective July 1, 2026, bars a city license, fee, permit, or cap. Tax remittance is not banned. Tax remittance is not T12. If the packet still wants a Lowman year on this deed, send it back.

DSCR on Twenty-Seven Thousand One Hundred Two

DSCR on this published market year is DSCR on $27,102. The sample is one hundred fifty-four listings. Entire-home share is 99.4 percent. Superhost share is 63.6 percent. Stay is 3.3 nights. Occupancy is 32.6 percent. ADR is $286. RevPAR is $96. Peak-3 is August, June, and July. Softest revenue is February. None of that becomes a blended mountain story because Terrace Lakes sits at 101 Holiday Drive. A lender who wants a larger rent roll is asking you to invent a year. Refuse.

File the extract that matches the deed. If the parcel is Garden Valley, the year is $27,102 and the stay is 3.3. If the parcel is Lowman, you are on a different published market year. Thecompare pageexists so a packet cannot wear the wrong town. Use it. Do not dress the modest year as Boise-metro upside. Fifty-five miles is the drive. It is not Boise ADR. A buyer who needs a larger year should buy a different published market year.

Professionally managed share is 22.7 percent. Thirty-seven thirty-plus settings. Most common minimum is two nights. Lead 59 days. Those desks describe listed listings, not a filled note. Thefinance pageis the longer underwriting file. This section is the number that goes on the first line: twenty-seven thousand one hundred two, not a costume. Census 377 travels with that line. Tiny corridor. Small sample. Honest year. Write it that way. Peak month is August. June and July sit on the peak three. February is the hole. A DSCR that ignores those months is not DSCR on this published market year.

Census Three Hundred Seventy-Seven Travels With the Deed

The 2020 census is 377. Garden Valley is an unincorporated CDP. That count does not stay in a brochure. It travels with the deed, the driveway, and the guest who typed the valley. A buyer who underwrites a metro overnight on a corridor of 377 is underwriting a different product. Typical year $27,102. Occupancy 32.6 percent. Stay 3.3 nights. One hundred fifty-four listings. Those are dispersed river-and-soak desks, not Boise desks.

Census 377 also means the competitive set is visible. Walk Crouch. Walk 342 Village Circle. See Terrace Lakes at 101 Holiday Drive if the soak or the eighteen holes is the demand story you are buying. Do not buy a Gold Fork story. Do not buy a Boise Greenbelt story. AirROI neighborhoods that blend Idaho City, McCall, Donnelly, Mountain Home, or Lucky Peak into this cell are costume. Keep them in the packet. Theguest pageis who already books the 377.

A small census is not a reason to walk. It is a reason to stop minting. Superhost share is 63.6 percent on one hundred fifty-four listings. Independent hosts already operate. The valley already knows overnight guests. What the valley does not owe you is a gold-mine year. Year-over-year minus 13.1 percent is part of that honesty. File it next to 377 so a future you cannot claim you were surprised. Professionally managed share is 22.7 percent. Stay is 3.3 nights. Thirty-seven thirty-plus settings. Those desks travel with the census too. A buyer packet that drops 377 has already started minting. Crouch is the incorporated stop. Garden Valley is still 377.

Lowman Is a Separate Figure From This Note

Lowman is $13,657, ADR $221, occupancy 29.2 percent,, on a June 2025 through May 2026 vintage. That is a different cell and a different vintage, so treat $13,657 and $27,102 as separate figures rather than blending them. Do not borrow twenty listings to make one hundred fifty-four listings look deeper. Do not borrow $221 ADR to make $286 look timid. Keep Lowman as Lowman. Garden Valley stays $27,102 on one hundred fifty-four listings, occupancy 32.6 percent, stay 3.3 nights. Thecompare pageexists for this sentence.

A lender who wants one mountain rent roll for Boise County is asking you to invent a year. Refuse. File the extract that matches the deed. If the parcel is Garden Valley, Lowman dollars do not travel. If the parcel is Lowman, you are not on this page. Adjacent is adjacent. Average is a costume. RevPAR here is $96. That is the cash-flow desk, not a blended county story.

Tourism copy will try to help the blend. Terrace Lakes is not a Lowman rustic soak. Pine Flats is not this developed pool. Forest acres on the South Fork are not Lowman occupancy. Thetourism pagekeeps visitor landscape off the note. Use it. A buyer packet that cannot hold two Idaho towns apart cannot hold DSCR. $27,102 stays on this cell. Occupancy here is 32.6 percent. Lowman prints 29.2 percent on twenty listings. Those are different occupancies. Stay here is 3.3 nights. Lead here is 59 days. Professionally managed share here is 22.7 percent. None of those travel with a Lowman deed, and none of Lowman's dollars travel with this one.

Year Over Year Is Part of the File

Garden Valley year-over-year is minus 13.1 percent on the August 2025 through July 2026 vintage. File that swing. Do not hide it behind Terrace Lakes. Do not hide it behind river miles. Blending it with a Lowman or Idaho City vintage would flatten the story, so keep it separate. Small samples already limit how hard one year can work. One hundred fifty-four listings is still a modest sample. Census 377 is a tiny corridor. Minus 13.1 percent belongs in the packet the first time a lender asks.

Peak-3 is still August, June, and July. Peak month is still August. February is still the hole. January and March still sit in the low stretch. A down year does not rewrite the calendar into a leftover costume or a ski town. It also does not license a monthly cut. Thirty-seven listings are set thirty-plus. Stay is 3.3 nights. Theshoulder pageis how you price the months the extract named. The note should use the same months.

Professionally managed share is 22.7 percent. Superhost share is 63.6 percent. Entire-home share is 99.4 percent. Those shares describe who already operates through a down vintage. They do not describe a rebound you have not measured. If a broker memo wants a recovery narrative, ask for the next extract, not a costume. $27,102 is the year on this file. Minus 13.1 percent is how it moved. Both go in the packet. ADR is $286. Occupancy is 32.6 percent. RevPAR is $96. Those three desks moved with the vintage. Do not file only the year and hide the swing.

HB 583 Is Diligence, Not Occupancy

HB 583, signed March 16, 2026 and effective July 1, 2026, bars any Idaho city or county from imposing a license, fee, permit, cap, or owner-occupancy requirement on short-term rentals. Garden Valley included. Crouch included. That is diligence. It is not occupancy of 32.6 percent. It is not $27,102. It does not fill February. Confirm remittance separately. Tax is not banned. AirROI Low regulation is a scrape. The live statute is HB 583. Cross-link the statewide file. Do not rebuild it.

Call Crouch hall at 342 Village Circle and the Boise County clerk at 419 Main Street. Confirm the parcel at the county desk. Leave out unverified a city permit fee the statute bars. Do not skip the halls because a broker memo said preemption. Preemption is the license, fee, permit, cap, and owner-occupancy line. It is not a tax holiday and it is not a T12. Therules pageis the cross-link. Theclerks pageis the hall list.

A buyer who underwrites $27,102 on a house that cannot be listed for a different hall reason is still underwriting a fantasy. Confirm zoning, the driveway, and remittance. HB 583 lowers friction. It does not choose the guest, the month, or the note. Occupancy stays 32.6 percent until the extract says otherwise. Stay stays 3.3 nights. Thirty-seven thirty-plus settings stay thirty-seven. Diligence is the call. Occupancy is the file. Lead time is 59 days. Entire-home share is 99.4 percent. Superhost share is 63.6 percent. Confirm remittance. Then budget 27,102.

Evolve Does Not Mean the Field Is Closed

Evolve is on this market sample. Eleven listings. Professionally managed share is 22.7 percent. That is a manager desk on one hundred fifty-four listings, not a closed field. Rank leftover that said no Vacasa, no AvantStay, no Evolve is wrong here. Keep Evolve. Leave out unverified a Vacasa or AvantStay footprint the page does not show. A buyer who treats eleven branded listings as a reason to walk is underwriting a logo, not a year. Lowman is 5.0 percent professionally managed on twenty listings. That is a different desk.

A buyer who treats those eleven listings as proof the note will fill is also wrong. Occupancy is still 32.6 percent. Typical year is still $27,102. Stay is still 3.3 nights. Evolve does not rewrite February. Evolve does not rewrite census 377. Independent hosts still hold most of the gallery. Superhost share is 63.6 percent. Entire-home share is 99.4 percent. Those shares describe a field you can still enter if the driveway, the hall, and the extract match.

Do not underwrite a brand premium the extract does not print. Do not underwrite a vacancy because a national desk sits on eleven listings. File Evolve as a competitor, not as occupancy and not as a closed door. Theremote pagealready refused the costume monthly cut. The note should refuse a costume brand story too. $27,102 stays the year. One hundred fifty-four listings stays the sample. Eleven Evolve listings stay eleven. Peak-3 is still August, June, and July. February is still the hole. Lead time is still 59 days. A brand does not rewrite those months. Do not borrow Lowman's manager share to make 22.7 percent look larger or smaller.

Two Halls Travel With the Parcel

Crouch hall is 342 Village Circle, Garden Valley ZIP 83622. Boise County clerk is the courthouse at 419 Main Street in Idaho City. Garden Valley and Lowman are unincorporated. The parcel clerk is the county. Leave out unverified a Garden Valley city hall. Leave out unverified a county STR permit. HB 583 bars it. Two halls still travel with the parcel because tax remittance, the deed, and the driveway still exist. Confirm both before you bid.

Boise city paper does not apply here. A buyer who files a Boise form on a Garden Valley driveway has already failed diligence. Confirm you are in Garden Valley, not Boise, not Lowman, not Idaho City, not a blend. Thestartup pageprices the hall path first. Do that before you price furniture. Do that before you price DSCR. A note that cannot name 342 Village Circle and 419 Main Street is not ready.

Bring the parcel map, the extract showing $27,102 on one hundred fifty-four listings, and the statute date: signed March 16, 2026, effective July 1, 2026. Ask remittance. Ask zoning. Ask nothing about a city license the law bars. Superhost share is 63.6 percent because operators already live with these two desks. A buyer should live with them before closing, not after. The halls are not occupancy. They are the path. Crouch sits at 342 Village Circle. The county clerk sits at 419 Main Street. Walk both doors before you bid. A packet that cannot find Crouch is not ready for $27,102, and it is not ready for census 377. Stay is 3.3 nights. Lead is 59 days.

What a Buyer Packet Should Carry

Carry $27,102, one hundred fifty-four listings, ADR $286, occupancy 32.6 percent, RevPAR $96, stay 3.3 nights, lead 59 days, professionally managed 22.7 percent, superhost 63.6 percent, entire-home 99.4 percent, thirty-seven thirty-plus settings, year-over-year minus 13.1 percent, peak-3 August June July, February hole, census 377. Carry the two halls. Carry HB 583 as diligence, not as occupancy. Carry Terrace Lakes as demand, not as T12. Carry Evolve as eleven listings, not as a closed field.

Do not carry Lowman $13,657. Do not carry Idaho City $16,176. Do not carry Boise $25,127. Do not carry a leftover monthly cut. Do not carry Gold Fork, Lucky Peak, or a Boise skyline as this neighborhood. Do not carry a rebuilt statute post. Cross-link the statewide file and stop. Thetourism pagecan sit in an appendix as visitor landscape. It cannot sit on the rent roll.

If the packet still files this published market year as Boise, send the address back. Underwrite the valley on the deed. Fifty-five miles and an hour-plus northeast on ID-55 and Banks-Lowman is the drive. $27,102 is the year. One hundred fifty-four listings is the sample. Three hundred seventy-seven people is the census. Two halls. One soak at 101 Holiday Drive. Modest river-and-soak overnight. That is the file. Anything larger is a costume, and a costume is not DSCR. Confirm Crouch and the county clerk before the offer. Confirm remittance. Confirm the driveway is Garden Valley. Then file $27,102, one hundred fifty-four listings, and 377 people as the whole story. Stay 3.3 nights. Lead 59 days. Thirty-seven thirty-plus settings. That is enough packet.

Frequently Asked Questions

What year should I underwrite for a Garden Valley rental?

budget 27,102 on one hundred fifty-four listings for the August 2025 through July 2026 AirROI vintage. Do not underwrite a Lowman year or an Idaho City year as this note. A lender who wants a larger rent roll is asking you to invent a year. The AirROI typical year, August 2025 through July 2026, sits on one hundred fifty-four listings, ADR $286, occupancy 32.6 percent, RevPAR $96, stay 3.3 nights, professionally managed 22.7 percent.

Does census 377 change the underwriting?

Garden Valley is an unincorporated CDP. That count travels with the deed. A buyer who underwrites a metro overnight on a corridor of 377 is underwriting a different product. One hundred fifty-four listings is a modest sample. Superhost share is 63.6 percent. Independent hosts already operate. What the valley does not owe you is a gold-mine year.

Can I average Lowman into the Garden Valley note?

Lowman is $13,657, ADR $221, occupancy 29.2 percent,, on a different vintage. Garden Valley is $27,102, ADR $286, occupancy 32.6 percent,. Do not borrow twenty listings to make one hundred fifty-four listings look different. That is the cash-flow desk on this published market year. Do not borrow twenty listings to make one hundred fifty-four listings look deeper.

How should I treat year-over-year minus 13.1 percent?

Garden Valley year-over-year is minus 13.1 percent on this vintage. Do not hide it behind Terrace Lakes or river miles. Blending it with Lowman or Idaho City would flatten the story, so keep it separate. One hundred fifty-four listings is still a modest sample. Peak-3 is still August, June, and July. Both the year and the swing go in the packet the first time a lender asks.

Does HB 583 mean the house will be occupied?

HB 583 bars a city license, fee, permit, cap, or owner-occupancy requirement. That is diligence, not occupancy. Occupancy is still 32.6 percent. Typical year is still $27,102. Tax remittance still survives. Confirm Crouch at and the county clerk. Cross-link the statewide statute. Do not treat AirROI Low as session law. HB 583, signed March 16, 2026 and effective July 1, 2026, bars any Idaho city or county from imposing a license, fee, permit, cap, or owner-occupancy requirement on short-term rentals.

Does Evolve mean the Garden Valley field is closed?

Evolve is on this market sample with eleven listings. Professionally managed share is 22.7 percent. That is a manager desk, not a closed field. Leave out unverified a Vacasa or AvantStay footprint. Occupancy is still 32.6 percent. Typical year is still $27,102. Independent hosts still hold most of the gallery. File Evolve as a competitor, not as occupancy and not as a reason to walk.

Which halls travel with a Garden Valley parcel?

Garden Valley has no city hall. Crouch hall is 342 Village Circle,. Boise County clerk is 419 Main Street, Idaho City,. Leave out unverified a county STR permit. Boise city paper does not apply. Confirm both halls before you bid. Bring the parcel map and the $27,102 extract. Two halls travel with the deed: Crouch at 342 Village Circle, and the Boise County clerk at 419 Main Street in Idaho City.

What should a buyer packet carry?

Carry $27,102, one hundred fifty-four listings, occupancy 32.6 percent, stay 3.3 nights, thirty-seven thirty-plus settings, year-over-year minus 13.1 percent, peak-3 August June July, February hole, census 377, and the two halls. Carry HB 583 as diligence, not occupancy. Do not carry Lowman $13,657, Idaho City $16,176, Boise $25,127, Gold Fork, or a leftover monthly cut. Underwrite the valley on the deed. Anything larger is a costume.

Related Reading

More Garden Valley and Lowman, Idaho reading already live on Crest & Cove.

• Garden Valley ID STR Report 2026: $27,102, 154 listings

• Market a Garden Valley Cabin: Springs, River, Not Boise

• Garden Valley STR Rules: HB 583, County Clerk, No City

• Garden Valley Shoulder Season: August Peak, February Hole

• Garden Valley Remote Stays: Thirty-Seven listings Set 30-Plus

• DIY vs Hire in Garden Valley: Evolve Is on the Extract

• Who Books a Garden Valley Rental: River, Soak, and Golf

• Garden Valley Tourism Data: Terrace Lakes Is Not Occupancy

• Complete Visitor's Guide to Garden Valley and Lowman ID

• What It Costs to Start a Legal Garden Valley Idaho STR

• Financing a Garden Valley Rental Without a Costume Year

• Garden Valley, Crouch, and Boise County STR city hall registrations

• Garden Valley vs Lowman vs Idaho City: Three Idaho Desks

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