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Meridian, ID · Ada County · Brighton Homes · 55+ · Indoor Pool

Cadence at Bainbridge

Brighton Homes’ flagship Cadence community in Meridian — 200 homes, indoor pool, full-time activities director, and the most established social calendar of any Cadence community. Northwest Meridian, 15 minutes to downtown Boise.

200Homes
~$200/moHOA / Month
$500K–$700KPrice Range
~0.76%Ada Co. Tax
OverviewAmenitiesTrue CostBoise Hub

Overview

Cadence at Bainbridge is the most established Cadence community in the Treasure Valley — 200 homes, fully built out, with an active social calendar and a year-round indoor pool that the outdoor-focused Trilogy Valor cannot match in Idaho winters. Brighton Homes builds at a mid-premium level; the finish quality is solid without the luxury premium of Toll Brothers.

The Ada County location gives buyers the lower effective tax rate (after homestead exemption, ~0.76% effective) and 15-minute access to downtown Boise, St. Luke’s Medical Center, and the Boise River Greenbelt. For buyers comparing Cadence communities, Bainbridge is the choice when established community culture and indoor pool access matter more than new construction status.

Idaho Homestead Exemption — Apply After ClosingIdaho’s homestead exemption reduces taxable value by 50%, capped at a $125,000 reduction. On a $550K home in Ada County, this saves approximately $850–$950/year in property tax. File with the Ada County Assessor after closing — it renews automatically each year thereafter. Ada County effective rate after exemption: ~0.76%. Canyon County: ~0.68%.
Idaho Retirement Income Deduction — $95,870 for Married FilersIdaho allows a $95,870 deduction on qualified retirement income for married filers 65+, including pension, IRA, and 401(k) distributions. Social Security is fully exempt. For most retired couples, this eliminates Idaho income tax entirely. Idaho’s flat income tax rate is 5.8% — the deduction is the offset that makes the effective burden near zero for typical retirees.

Amenities

Clubhouse with indoor pool and fitness center
Outdoor pool and spa
Pickleball courts
Walking trails
Full-time activities director
Community garden
Lawn care included in HOA

True Monthly Cost

All-in monthly cost — $575K Cadence at Bainbridge home

HOA fee~$200/mo
Ada Co. tax (after homestead exemption, ~0.76%)~$269/mo
Homeowners insurance (Idaho — low risk)~$110–$155/mo
Utilities (Idaho Power — low rates)~$145–$195/mo
Total monthly carrying cost (excl. mortgage)~$724–$819/mo

Right For / Not Right For

Good fit if you:

  • Want indoor pool for year-round swimming — Boise winters are cold
  • Want established community with proven social calendar
  • Want Ada County’s location and healthcare proximity
  • Want new construction alternative to Trilogy’s scale

Not right if you:

  • Want golf at the community (→ Trilogy Valor)
  • Want the newest construction (→ Century Farm)
  • Want lowest entry price (→ Willowbrook or Brooke View)

Questions About Cadence at Bainbridge?

We can run your Ada County homestead exemption math and compare against other Boise communities.

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