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 ADU transition
Use the enacted text
The introduced bill differs materially from the final law. The enacted statute addresses either one internal or one detached ADU per qualifying lot, contains parking exceptions, and sets minimum limits on how restrictive a local size standard may be. It does not authorize both configurations on every lot.
Local codes are still being reconciled
Boise, Meridian, Eagle, Garden City, Kuna, Star, Nampa, Caldwell, and Middleton each have different code currency, ordinance, map, or verification issues. Renew Atlas does not publish an exact local rule until the signed actions and effective dates are reconciled.
Private restrictions require the recorded documents
Idaho Code Section 55-3212 limits certain new or amended homeowner-association restrictions while preserving specified restrictions that existed and applied when an owner acquired the property. Review the actual recorded declaration and amendments for the property.
Idaho's final amended Senate Bill 1354 became effective July 1, 2026. Idaho Code Section 67-6541 applies to cities with more than 10,000 residents and requires affected cities to complete specified plan and code amendments by February 1, 2027. That transition does not make a specific lot eligible, establish utility capacity, or replace building, fire, flood, title, or recorded-restriction review.
Boise
Displayed ADU provisions require reconciliation with later Ordinance 11-26. The city's pre-approved plan packet does not prove parcel eligibility.
Meridian
The displayed UDC cites a later amendment whose certified text and effective date still need to be retained and reconciled.
Eagle
The codifier displays a malformed date for the ordinance tied to the current ADU section. Exact local standards remain held for Clerk confirmation.
Kuna
Multiple uncodified 2026 Title 5 ordinances postdate the displayed code. The complete sequence must be reconciled before stating a current ADU rule.
Star
A later 2026 ordinance and a pending UDC rewrite postdate the displayed code. The public zoning map is also materially stale.
Garden City
The current section must be checked against five uncodified laws listed by the city's code publisher.
Nampa
The city says its codifier may be behind, and the city-hosted Title 10 compilation has conflicting date signals. Signed ordinance review is required.
Caldwell
The displayed code is current only through July 2025. Every later ordinance must be checked for an ADU effect before exact standards publish.
Middleton
The code uses the term second dwelling unit. A stale zoning map, later-ordinance audit, permit terminology, and an earlier address condition remain unresolved.
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 to look at infill?
Pick a city and a lot-size floor. We return parcels with feasibility memos attached.