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Single Family ResidenceResidential
$717,099$242 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 75How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026

2388 RIVER RANCH RD

BLACKFOOT, ID 83221
0
Baths
2,961 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
5.29 ac
Lot SizeThe size of the land the home sits on, from county records.
1977
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.

Valuation

$717K
$541K low$893K high
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$717,099
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$573,679

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,859 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$534,785 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$70,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$464,785
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$534,785
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$534,785

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.63
75
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
61
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
61
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
20
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
98
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.20 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.51%

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyBingham
Lot (acres)The size of the land the home sits on, from county records.5.29

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Blackfoot High SchoolC+
High · Grades 9–12 · 1.2 mi
E
Riverbend Elementary SchoolC
Elementary · Grades PK–5 · 1.2 mi
M
Mountain View Middle School
Middle · Grades 6–8 · 1.5 mi

District: Blackfoot School District 55

Neighborhood · ZIP 83221These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.90
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.113
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.105

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.16%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.10%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.31,101
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.29 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$73,718
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$85,349
Average tempThe average temperature here across a full year.44°F
Annual precipHow much rain and melted snow falls here in a typical year.11 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.64%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

2388 River Ranch Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 98% of homes in Blackfoot 83221
  • Costs more per square foot than 70% of homes in Blackfoot 83221
  • Bigger than 97% of homes in Blackfoot 83221
  • Has a bigger lot than 90% of homes in Blackfoot 83221

What homes are worth in Blackfoot 83221

Each bar is how many homes fall in that price range. The marker is this home.

This home
$129K$695K

This home is worth more than 98% of homes in Blackfoot 83221.

How it measures up in Blackfoot 83221

The dot is this home. The mark in the middle is the typical home in Blackfoot 83221.

Estimated value$717,099
CheaperTypical $295,743Pricier

Pricier than 98% of homes nearby

Price per ft²$242
CheaperTypical $208Pricier

Pricier than 70% of homes nearby

Living area2,961 ft²
SmallerTypical 1,344 ft²Bigger

Bigger than 97% of homes nearby

Lot size5.29 ac
SmallerTypical 0.92 acBigger

Bigger than 90% of homes nearby

Year built1977
OlderTypical 1975Newer

Newer than 58% of homes nearby

How 2388 River Ranch Rd ranks against every home in each area.
MeasureThis homeBlackfoot 83221Bingham County
Estimated valuepricier than$717,09998% of homes97% of homes
Price per ft²pricier than$24270% of homes66% of homes
Living areabigger than2,961 ft²97% of homes97% of homes
Lot sizebigger than5.29 ac90% of homes88% of homes
Year builtnewer than197758% of homes58% of homes

About 2388 River Ranch Rd

How much is 2388 River Ranch Rd, Blackfoot, ID worth?

The TopHap Estimate for 2388 River Ranch Rd, Blackfoot, ID is $717,099 as of Jul 14, 2026. The likely range is $541,032 to $893,166. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 2388 River Ranch Rd, Blackfoot, ID?

2388 River Ranch Rd, Blackfoot, ID has 2,961 square feet of living space and a 5.29-acre lot.

When was 2388 River Ranch Rd, Blackfoot, ID built?

2388 River Ranch Rd, Blackfoot, ID was built in 1977, making it 49 years old. The building has 1 story.

What schools serve 2388 River Ranch Rd, Blackfoot, ID?

2388 River Ranch Rd, Blackfoot, ID is assigned to Blackfoot High School (high), rated C+; Riverbend Elementary School (elementary), rated C; Mountain View Middle School (middle). All sit in Blackfoot School District 55. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2388 River Ranch Rd, Blackfoot, ID compare to other homes in Blackfoot 83221?

Among the 8,800 homes in Blackfoot 83221, it is worth more than 98% of them ($717,099 against a typical $295,743), its price per square foot is higher than 70% of them ($242 against a typical $208), it is bigger than 97% of them (2,961 ft² against a typical 1,344 ft²), its lot is bigger than 90% of them (5.29 ac against a typical 0.92 ac) and it is newer than 58% of them (1977 against a typical 1975). Measured against all of Bingham County, it is worth more than 97% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 2388 River Ranch Rd, Blackfoot, ID?

The 2025 property tax bill for 2388 River Ranch Rd, Blackfoot, ID was $1,859. The county assessed it at $534,785.

More homes on River Ranch Rd

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More homes in Blackfoot 83221

Assigned schools

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