The fastest-growing market in the Valley.

Meridian's Old Town Opportunity Zone is a federally designated census tract where capital-gains investments structured through a Qualified Opportunity Fund receive preferential federal tax treatment. A new OZ 2.0 designation round is anticipated beginning January 1, 2027.

These rules are complex and interact with individual tax circumstances. Consult a qualified tax advisor before committing capital to any Qualified Opportunity Fund. We've mapped every eligible parcel, tracked ownership history, and know which owners are near trigger events.

Meridian's multifamily pipeline is the heaviest in the Valley measured per capita. Near The Village, 848 apartments plus 35 townhomes are in the ground or in permitting. For stabilized acquisitions, the B/C-class window is tighter than Boise's. Most sourcing happens through direct owner contact and our investor network.

Meridian grew roughly 3× faster than Idaho's state average over the last decade. Growth is broad-based across residential, retail, and institutional follow-on.

Meridian flip product is typically 2000–2008-era tract homes needing kitchen, bath, and cosmetic work. Rehab budgets pencil lower than Boise North End, but buyer pools are less forgiving on finish quality.

Meridian SFH rentals run at a small premium to Boise on new-construction product and a small discount on older stock. Tenant quality trends high. Turnover is our favorite metric here.

Meridian's growth pressure has pushed infill interest toward previously overlooked parcels, particularly mid-block corner lots where a lot-split or duplex conversion is viable.

Meridian permits one detached ADU per residential lot at a maximum of 900 square feet or 50% of the primary dwelling, whichever is less, with two bedrooms maximum (Meridian UDC Title 11).

Approximately 65% of Meridian residential parcels fall within active HOA boundaries. Verify CC&Rs before any ADU application. Existing HOA bans remain enforceable under Idaho SB 1354 (effective July 1, 2026).

Meridian's south and west edges have the most active annexation discussion. We've represented acquisitions in the 18-to-36-month-to-annexation window where the basis is meaningfully below post-annexation comparable values.