1475 N Bluffs Ridge Ln

Record run July 11, 2026 · Ada County Assessor pulled 7/11 (parcel R1505140340, Eric accepted the site ToU himself) · listing facts from Zillow. County beats Zillow beats Zestimate.

Listing facts (Zillow — verified)

• List price $350,000 (price/status are stale-listing-checker’s lane — seeded for reference only). MLS #98993631. Price history unavailable on Zillow.
• 1,065 sqft · built 2023 (new construction) · tiny 1,089 sqft lot — this is an attached/cottage-cluster unit, not a detached house on its own yard.
• 3 bed / 2 bath · master on main / split-bedroom design · 1 main-level bed + 1 main-level bath.
• A/C: Central Air · forced-air natural gas heat · 1-car detached garage with EV outlet (220V) · granite counters, stainless appliance package included · LVP flooring (part).
• Zestimate $351,800 (a Zillow guess, ~$1.8k over list — not an appraisal). List is ~$329/sqft.

HOA — HARD NO for Eric

• HAS HOA: YES. Fee $660/year ($55/mo) (Zillow “Community & HOA”: Has HOA: Yes · HOA fee: $660 annually). Community amenities: common-area garden boxes, gazebos, bike racks.
• HOA is a hard-no criterion for Eric — this one carries a real, recurring HOA. Flagging up front; the buy/no-buy call is house-scorer’s/Eric’s lane, but on the stated criteria this is disqualifying.

County record — Ada County Assessor (7/11)

• Parcel R1505140340 · Zone MX-3/DA (mixed-use, NOT a residential R-1 zone) · Colebluff Cottages Sub, Lot 17 Blk 01 · 0.025 ac · tax area 01-24 (a different levy area than the Bench houses’ 01-6). Zillow also lists a second parcel R1505140220 on the listing — confirm whether that’s a shared/common-area parcel for the cottage cluster.
• Owner of record: BISHOP CURTIS — an individual (deed instrument #2024066324, bought the new-build in 2024). Original owner-occupant reselling ~2 years in; not an LLC flip.
• 2026 assessed $285,100 (land $126,200 + improvements $158,900). Parcel only exists on the roll from 2023 (new plat/construction), so there’s no deep valuation history.
• Actual tax (county “Total Taxes”): 2023 $1,186.04 (largely land, pre-completion) → 2024 ~$980 + a $57.20 supplemental (new-construction occupancy proration) → 2025 $1,413.52 (2026 not yet billed). Note: none of these include the HOA — the $660/yr HOA is on top.

Reconciliation flags

• HOA $660/yr ($55/mo) — HARD NO on Eric’s stated criteria. Single biggest flag; disqualifying.
• List $350,000 is ~$65k / ~23% over the 2026 assessed $285,100 — a wide premium for a 1,065 sqft attached cottage; the Zestimate ($351,800) is essentially at list, but assessed is well below.
• Zone MX-3/DA (mixed-use) — not a standard single-family residential zone; the plat is a dense cottage cluster, a different asset class than the detached Bench houses in this batch.
• Two parcels on the listing (R1505140340 primary + R1505140220) — confirm the second is shared common area (an HOA-owned parcel would reinforce the ongoing HOA obligation).
• Owner is an individual (Bishop Curtis, bought new 2024) — not a flip, but a quick ~2-year turn.
• Last sale price: not publicly disclosed (Idaho non-disclosure; 2024 deed only). Dollar figure would come from Bridge/MLS (token unset).