Asset class · Buildable Infill
Scarce developable lots inside the Valley's core.
Lot splits, ADUs, duplex conversions, and corridor-adjacent infill where the entitlement clock is under 18 months. The sleeper play for investors who underwrite with discipline.
scarce developable lots
What we mean by buildable infill
Lot-split-viable parcels
Corner lots, wide interior lots, alley-accessed parcels.
Corridor-adjacent
Parcels along upzoning corridors or near mixed-use boundaries.
ADU candidates
Parcels where a second dwelling pencils under current code.
Duplex conversions
Existing SFH with conversion viability under current zoning.
The 2026 regulatory landscape
Idaho SB 1354 · ADU Rights
Effective July 1, 2026. Every city over 10,000 must allow at least one ADU per residential lot. Local governments cannot impose owner-occupancy requirements or blanket square-footage bans. HOAs cannot add new ADU restrictions without written consent from the affected owner · existing HOA bans remain enforceable.
Idaho SB 1352 · Starter Home Subdivisions
Effective July 1, 2026. Cities over 10,000 must allow residential development at a minimum of 12 units per acre on tracts of four or more acres, with lots as small as 1,400 square feet. Traditional setback and lot-width requirements do not apply to qualifying starter-home subdivisions. Idaho is the first state to mandate compact lot allowances at this scale.
Fannie Mae 2026
Primary homes can finance up to three ADUs on the same parcel where local zoning permits, expanding refinancing paths and improving exit strategies for ADU builders.
Two pieces of Idaho legislation take effect July 1, 2026 and materially reset the infill envelope across every city in the Treasure Valley over 10,000 population. Fannie Mae's 2026 guidance expands the financing envelope alongside them.
Boise (ZOA25-000013)
Two ADUs per lot in any combination. 900 sq ft or 70% of primary. Junior ADUs up to 500 sq ft permitted within the primary dwelling. Eight free pre-approved blueprints (280–695 sq ft).
Meridian
One ADU per lot, 900 sq ft or 50% of primary. Active HOAs override base code on roughly 65% of parcels · verify CC&Rs.
Eagle
700 sq ft or 50% of primary. In A and A-R zones, total structure footprint including ADU cannot exceed 10% of lot area · frequently underestimated on large parcels.
Kuna (Ordinance 2026-05A)
Owner-occupancy removed April 7, 2026. 900 sq ft or 50% of primary. Parking waived within 1,500 ft of a transit stop.
Star (Ordinance 428-2025)
800 sq ft or 50% of primary. Owner-occupancy removed December 2025.
Garden City
800 sq ft or 50% of primary. Tiny Homes on Wheels explicitly permitted. PUD Ordinance 1056-25 (June 2025) introduced an arts-district live/work overlay.
Nampa
Current 500 sq ft cap superseded by SB 1354 on July 1, 2026. Verify revised Nampa standards before application.
Caldwell (Article 12 · 2025 update)
900 sq ft or two bedrooms. Owner-occupancy removed. Split-zoned parcels (§10-01-08(E)) require a separate zone finding · adds 30 to 60 days.
Middleton (Ordinance 715 · March 2026)
800 sq ft or 50% of primary. Detached units receive separate street addresses. ETZ parcels capped at 500 sq ft under Canyon County overlay.
Boise approved 1,962 units in 2025
Units approved
1,962
Boise · 2025
Most approvals concentrated in corridor-adjacent parcels. Evidence of the infill envelope in practice, and a pointer to where our investor network focuses feasibility work.
The infill process with Renew
- 01
Tell us your criteria
City, lot-size floor, desired use, entitlement tolerance.
- 02
We screen parcels against code
Using our in-house lot-geometry and setback map.
- 03
Deal package with feasibility memo
What is permitted, what it costs, what the timeline looks like.
- 04
Acquisition representation
Contract, diligence, and close.
- 05
Introduction to design-build partners
Optional, for the vertical stack.
Who this is for
Infill developers
Operating at the 1-to-5-unit-per-parcel scale.
Landlords
Adding ADUs to existing SFH rental portfolios.
Homeowners
Turning a single lot into two ownership units.
Land bankers
Holding for entitlement-driven appreciation.
Ready when you are
Ready to look at infill?
Pick a city and a lot-size floor. We return parcels with feasibility memos attached.