Nestled in the Eagle foothills a new community is taking shape. Pristine land unfolds in every direction and sweeping views span from Bogus Basin to downtown Boise and across the tree-lined valley. This remarkable setting is home to Bellarossa, a private master-planned community spanning 700 acres. The first chapter is Palermo District, a limited release of 21 five-acre estate homesites among the largest in Bellarossa. This offering sets the benchmark, inviting early owners to secure a legacy position in one of the community’s most commanding settings.
Palermo marks the opening chapter of Bellarossa. This limited release features 21 five-acre foothills estate lots that offer open space and exceptional views. Ridge homesites capture sweeping vistas across the valley, while others settle naturally into the land’s rolling contours. At the heart of Bellarossa is a defining principle: establish exceptional living spaces within a framework that prioritizes privacy, quality, and permanence while preserving the land’s natural character.
Bellarossa is distinguished by its setting within the Eagle Foothills American Viticultural Area (AVA), a federally recognized wine-growing region shaped by elevation, sun exposure, and distinctive soils. An expansive hillside vineyard and private winery clubhouse anchor the northern portion of the community. The vineyard brings beauty and seasonal character to the landscape, strengthening Bellarossa’s identity as a place where architecture and nature exist in harmony. Trails woven throughout the vineyard and community
connect residents to the land and to one another.
At full buildout, Bellarossa will include 138 homesites, 21 within Palermo and 117 across future phases. As the community grows, subsequent offerings will extend the estate-scale character to primarily one to three acre lots, supported by preserved open space, trails, vineyard acreage, and equestrian amenities throughout the foothills landscape.
At the center of the project is TJ Angstman, whose development career began in the early 1990s. During that time, he became familiar with DTJ’s nationally award-winning work on River Run, one of Boise’s most enduring master-planned communities. The clarity and longevity of that design left a lasting impression. When the opportunity later arose to collaborate with DTJ, the partnership reflected a shared commitment to disciplined planning and long-term vision.
Triple Ridge Estates, just to the south, includes recently constructed estate homes that demonstrate the level of architecture this foothills setting can support.
“We expect to see homes worth $10 million and up built here,” Angstman said. “As you drive the meandering road through Triple Ridge Estates to reach our southern entrance, those new homes have set the stage. The homes in Bellarossa will be exceptionally impressive, even for Eagle. They’ll be masterpieces.”
Angstman brings both development experience and a legal background to Bellarossa, guiding its execution with a measured hand. “When you care about the details and take the long view, it doesn’t feel like work,” he said.
Designing With the Land
Bellarossa preserves meaningful open space across the foothills. Building envelopes are generous yet intentional, allowing homes and accessory improvements consistent with private estate living without overwhelming the terrain. Owners who wish to incorporate equestrian improvements may do so, and future phases will introduce a riding arena, stables, and dressage facilities, establishing a refined equestrian amenity.
Infrastructure includes natural gas and high-speed fiber internet. Throughout planning and construction, experienced geologists, hydrologists, and civil engineers have been hard at work, actively engaged in the subtle details rather than treating engineering as a formality. Infrastructure has been engineered beyond minimum requirements, guided by durability and long-term performance.
Geological considerations have been central to planning. The foothills demand respect, and the site was approached with careful analysis of soils, slope stability, and natural drainage. Engineering decisions were grounded in the realities of the land itself, ensuring that what is built today remains sound for generations.
Topography as Opportunity
Natural slopes allowed the team to minimize unnecessary structural elements while preserving far-reaching views.
One notable adjustment involved lowering a planned hillside roadway by four feet from its original elevation, reducing visual prominence and allowing the road to settle more naturally into its surroundings. Road alignments were refined to follow natural contours and reduce visual impact, with retaining walls incorporated only where appropriate. Driveway alignments follow the natural slope with subtle curves rather than abrupt cuts.
Where cut and fill were necessary, shaping was restored to reflect the original landforms. The result is terrain that feels cohesive and considered, shaped for character and permanence. “These are the decisions you don’t rush,” Angstman said. “You want to get them right the first time.”
A Lasting Impression
Visitors often gravitate to the ridges. “The views are what first catch people,” Angstman noted. “But they ultimately decide because of how it feels. We’ve been deliberate about privacy, security, and exclusivity. It’s elevated, but it’s authentic. That balance matters.” The views draw attention. The decision to build rests on something more enduring: separation from density, respect for the natural landscape, and a thoughtful approach to land planning.
TJ believes Bellarossa will stand as an example of smarter foothills development in Eagle and throughout the region. “The foothills are one of our greatest assets,” he said. “They deserve thoughtful, disciplined design. Bellarossa preserves open space, honors the character of the foothills, and creates something lasting. Bellarossa will be a crown jewel for Eagle and throughout the region, and I hope it will shape how future foothills development is approached.”
For those who will one day call Bellarossa home, it is a place shaped by the land, guided by intention, and designed to endure for generations. Visit bellarossa.com to see the sweeping views in all direction.
