Land in Star
Land is the dominant Star play. Pre-annexation parcels in the Area of Impact clear at 55-70% of post-annexation comparable on 24-36 month horizons. Water rights, jurisdiction (Star vs. Ada County R-RP), and Highway 44 access drive valuation.
Market snapshot
Land in Star by the numbers. Sourced and dated.
Every figure carries source, date, geography, and confidence. Click through to verify any single data point.
Renew takes
Our read on this play. Interpretations, labeled.
Renew's internal analysis of where the edge sits, where it doesn't, and what to watch.
Star's 19% population growth since 2020 and aggressive annexation activity create opportunities for pre-annexation land acquisition at agricultural pricing before city services extension triggers zoning conversion and infrastructure assessments. Star Ordinance 428-2025 (effective December 2025) removed owner-occupancy requirements and capped ADUs at 800 sqft or 50% of primary dwelling, enabling lot-split-alternative density on existing parcels. South Star's Boise River frontage creates view-premium lots but requires FEMA flood map verification on every parcel. Zero new platted lots recorded in Star through Q1 2026 signals constrained entitled inventory for spec builders. Pre-annexation land in Star's Area of Impact avoids city impact fees but faces deferred infrastructure assessments (water, sewer, roads) upon annexation.
Risks & constraints
Where the floor is. And what to verify.
Named risk patterns for this asset class. Underwrite against them.
Ada County jail impact fees pending
Ada County is developing new impact fees for the jail and coroner's office, applicable to Star developments in FY2026 budget. Verify fee schedules in Star's 2025/2026 budget before LOI as they may increase development costs.
Annexation timeline uncertainty
Star's annexation process for Area of Impact parcels involves city council approval with no guaranteed timeline. Pre-annexation land plays face 12–36 month entitlement risk; verify current annexation applications via Star Planning & Zoning before underwriting.
Water rights verification required
Raw land in Star's Area of Impact may lack municipal water rights, requiring well permits or water-share acquisition. Verify water rights status via Ada County Assessor and Idaho Department of Water Resources before earnest money.
ACHD road project access disruptions
ACHD's $125M FY26 budget funds multi-year street and bridge reconstructions countywide, including Star arteries. Check ACHD project timelines for access disruptions on target parcels before acquisition.
Planning commission rezoning backlog
Star P&Z commission handling multiple rezone and CUP applications in March 2026 meetings. Expect 2–3 month approval delays; pull latest agenda before underwriting entitlement timelines.