Kuna Road and Stroebel Road meet in the northeast quadrant of the city, and the corner where they cross is where Kuna's acreage-lot development happens. Indian Creek Ranch sits at the southwest corner, Ledgestone takes an entrance off Stroebel, and the lots out here run large enough that the cleaning problems are more like a rural property than a subdivision.
Indian Creek Ranch is roughly 91 lots across 36.3 acres, with parcels running from 0.143 acres up to three quarters of an acre, and homes from 1,603 to 3,200 square feet by Biltmore, Sterling and Tresidio. On a three-quarter-acre lot you get long gutter runs, detached shops and garages, more outbuilding glass than house glass in some cases, and enough distance from your neighbor that dust behaves like rural dust rather than street dust. It also means a quote based on square footage would be wrong. We count panes and measure linear footage, which is the only way to price a property where the outbuildings might carry a third of the glass.
Indian Creek Ranch runs a community pool, four pickleball courts, a park, walking paths and an amphitheater, all irrigated and maintained with untreated Boise-Kuna canal water. Four pickleball courts is a lot of hard surface to keep clean and a lot of surrounding landscape to water, and homes adjacent to that amenity block see mineral spotting from the HOA system on their facing elevation before they see it anywhere else. Pool chemistry is not the issue; it is the irrigation around the amenities. If your spotting is concentrated on the amenity-facing side, that is the source.
Ledgestone takes access off South Stroebel Road between Meridian Road and Locust Grove, and also from North Moon Shadow Avenue south of Hubbard. Its 2,000-foot pathway follows Mason Creek, which puts real drainage behind a band of homes, and that means organic gutter debris, summer insect pressure, and humidity against the siding that helps algae get established on north walls. Homes on the interior streets of the same subdivision have none of that. It is genuinely two different maintenance situations inside one HOA.
On acreage lots off Kuna and Stroebel, the shop windows, barn sash and detached garage glass are almost always the dirtiest on the property, because they never make it into a quote. Sometimes they have not been cleaned since the building went up. We will do them, and the sensible move is to tell us what is out there when you book so the panes are counted in the price rather than becoming a conversation on the day. The 7-Day Rain Guarantee covers every pane we clean, outbuildings included.
Windows start at $199 by pane count, screens are +$50, gutters start at $199 by linear footage, house washing is $0.18 per square foot soft-wash and pressure washing is $0.20 per square foot. On a property with a shop, a long driveway and 300 feet of gutter, those per-unit numbers matter more than the starting price, so we walk it and give you a real figure rather than a range. Quarterly membership saves $100 per cleaning, no contract, and includes a free annual screen clean.
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By counting the actual panes rather than estimating from house square footage, which would badly misprice an acreage lot where the shop might hold a third of the glass. Tell us what buildings are on site when you book and it all goes into the quote up front instead of surfacing on the day.
HOA irrigation around the pool, courts, park and pathways, all running untreated canal water that carries mineral. Homes facing an amenity block get that spray in addition to their own system, so the facing elevation loads before the rest of the house. It is the irrigation, not pool chemistry.
More organic debris in the gutters than your interior-street neighbors, more insect pressure in summer, and enough added humidity against the siding that algae and mildew can establish on north walls. That last one is a soft-wash house-washing job at $0.18 per square foot, not a window issue.
Yes. On these lots they are usually the dirtiest glass on the property, sometimes not cleaned since construction. They are priced into the pane count like any other window, and the 7-Day Rain Guarantee applies to them the same as to the house.
No. Pricing is by pane count and linear footage throughout our Kuna service area with no distance surcharge. Distance can affect which slots are easiest to schedule rather than what you pay, so grouping with a neighbor out there sometimes gets you a better day.
Gutters start at $199 and scale by linear footage, so a long run on an acreage home prices above the starting point. We measure rather than estimate, and we flush downspouts to confirm flow rather than just clearing the trough, which matters more on long runs with few outlets.
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