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Single Family ResidenceResidential
$430,605$224 / 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 93How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026
Last sold for $426,000 on Aug 22, 2025

18095 BLUFF RD

SANDY, OR 97055
3
Beds
2
Baths
1,926 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.
0.19 ac
Lot SizeThe size of the land the home sits on, from county records.
1992
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$431K
$399K low$462K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$426,000 · Aug 22, 2025

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,061 (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.$294,977 (2025)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$286,386
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$530,896

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.43
35
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
33
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
45
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
99
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
4
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.8 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

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
CountyCLACKAMAS
Lot (acres)The size of the land the home sits on, from county records.0.18
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(7)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Foreclosure Filings(1)

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

E
Sandy Grade SchoolB
Elementary · Grades KG–5 · 0.6 mi
H
Sandy High SchoolB-
High · Grades 9–12 · 1.0 mi
M
Boring Middle SchoolA-
Middle · Grades 6–8 · 5.9 mi

District: Oregon Trail School District 46

Neighborhood · ZIP 97055These 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.103
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.106
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.154

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.17%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.6.3%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.19,279
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.132 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$102,622
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$117,966
Average tempThe average temperature here across a full year.47°F
Annual precipHow much rain and melted snow falls here in a typical year.96 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.48%

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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

18095 Bluff 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 less than 86% of homes in Clackamas County
  • Costs less per square foot than 94% of homes in Sandy
  • Has a smaller lot than 65% of homes in Clackamas County

What homes are worth in Sandy 97055

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

This home
$275K$1.3M

This home is worth more than 23% of homes in Sandy 97055.

How it measures up in Sandy 97055

The dot is this home. The mark in the middle is the typical home in Sandy 97055.

Estimated value$430,605
CheaperTypical $516,346Pricier

Pricier than 23% of homes nearby

Price per ft²$224
CheaperTypical $306Pricier

Pricier than 6% of homes nearby

Living area1,926 ft²
SmallerTypical 1,764 ft²Bigger

Bigger than 61% of homes nearby

Lot size0.19 ac
SmallerTypical 0.31 acBigger

Bigger than 39% of homes nearby

Year built1992
OlderTypical 1992Newer

Newer than 50% of homes nearby

How 18095 Bluff Rd ranks against every home in each area.
MeasureThis homeSandySandy 97055Clackamas County
Estimated valuepricier than$430,60525% of homes23% of homes14% of homes
Price per ft²pricier than$2246% of homes6% of homes7% of homes
Living areabigger than1,926 ft²64% of homes61% of homes46% of homes
Lot sizebigger than0.19 ac57% of homes39% of homes35% of homes
Year builtnewer than199239% of homes50% of homes64% of homes

About 18095 Bluff Rd

How much is 18095 Bluff Rd, Sandy, OR worth?

The TopHap Estimate for 18095 Bluff Rd, Sandy, OR is $430,605 as of Aug 30, 2026. The likely range is $398,981 to $462,229. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 18095 Bluff Rd, Sandy, OR last sell?

18095 Bluff Rd, Sandy, OR last sold on Aug 22, 2025 for $426,000, according to the county's recorded deed. TopHap holds 6 recorded sales for this parcel.

How big is 18095 Bluff Rd, Sandy, OR?

18095 Bluff Rd, Sandy, OR has 3 bedrooms, 2 bathrooms, 1,926 square feet of living space and a 0.18-acre lot.

When was 18095 Bluff Rd, Sandy, OR built?

18095 Bluff Rd, Sandy, OR was built in 1992, making it 34 years old. The building has 1 story.

What schools serve 18095 Bluff Rd, Sandy, OR?

18095 Bluff Rd, Sandy, OR is assigned to Sandy Grade School (elementary), rated B; Sandy High School (high), rated B-; Boring Middle School (middle), rated A-. All sit in Oregon Trail School District 46. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 18095 Bluff Rd, Sandy, OR compare to other homes in Sandy 97055?

Among the 7,518 homes in Sandy 97055, it is worth more than 23% of them ($430,605 against a typical $516,346), its price per square foot is higher than 6% of them ($224 against a typical $306), it is bigger than 61% of them (1,926 ft² against a typical 1,764 ft²), its lot is bigger than 39% of them (0.19 ac against a typical 0.31 ac) and it is newer than 50% of them (1992 against a typical 1992). Measured against all of Clackamas County, it is worth more than 14% 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 18095 Bluff Rd, Sandy, OR?

The 2025 property tax bill for 18095 Bluff Rd, Sandy, OR was $5,061. The county assessed it at $294,977.

More homes on Bluff Rd

Closest homes

More homes in Sandy 97055

Assigned schools

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