Investor depth across every asset class.

Boise anchors the Treasure Valley. The North End, the Bench, and the Foothills have distinct buyer personas and distinct comp sets. Our deal flow reflects that. We underwrite Bench flips on a weekly cadence and see North End premiums hold even through seasonal softness.

Bench product is where most new investors start. Close enough to downtown, priced where rehab budgets still pencil, and with comp sets that move. North End carries a design-renovation premium; rehab-scope creeps and over-improvement are the two ways to lose money here.

Boise's SFH rental market has tight vacancy with rent growth stabilizing after the 2022–23 surge. Buy boxes in our investor network: $1,800–$2,500/mo SFH with a cap of 5.2–6.0% post-rehab.

Ada County multifamily has tightened cap rates in the last 18 months. The 2-to-20-unit B/C-class window still clears. Boise's zoning and density changes (ADU rules, lot-split reforms) are materially expanding the buildable envelope on many infill lots.

Boise approved 1,962 units in 2025, with most concentrated in corridor-adjacent parcels. The opportunity for our investor network: pre-entitlement infill lots where the entitlement path is under 12 months.

Most of Boise's annexation activity in the last 24 months is north and east, adjacent to existing city limits. We've represented acquisitions in the pre-annexation state where the buyer's cost basis was 60–70% of a comparable already-annexed parcel.

Boise updated its ADU ordinance in 2026 (ZOA25-000013). Max size: 900 square feet or 70% of the primary dwelling's floor area, whichever is less. Alley-facing units have a 3-foot setback allowance versus the standard 5-foot rear setback in R-1A/B/C zones.

In March 2026, the city released eight free pre-approved ADU blueprint packages ranging from 280 to 695 square feet. Using a pre-approved plan typically reduces permitting to four to eight weeks. Parking is not required for ADUs within one-half mile of a frequent transit corridor.

Boise's annexation activity concentrates north and east. We've represented acquisitions in the pre-annexation state where the buyer's cost basis was 60–70% of a comparable already-annexed parcel.