Star Area of Impact (unincorporated Ada County)
Unincorporated Ada County land within Star's annexation pipeline (governed by Ada County Code Chapter 6 — Star Area of City Impact). Long-horizon land entitlement plays in the 24-36 month pre-annexation window where basis clears at 55-70% of post-annexation comparable. Confirm jurisdiction (Star city limits vs. Ada County R-RP zone) before permitting.
Market snapshot
Star Area of Impact by the numbers. Sourced and dated.
Every figure on this page carries its source and the date it was pulled. Verification URL on every card.
Renew takes
What the numbers don't say. Our read, labeled.
Internal interpretation of local dynamics. Always labeled as Renew analysis so you know which is data and which is judgment.
Long-horizon land banking only. Area of Impact is a 3–5 year hold play tied to Star's annexation schedule and COMPASS 2050 growth projections. Verify inclusion in Star's Area of City Impact boundary via Ada County Code Chapter 6 and track Star City Council annexation agendas for timing signals before acquisition.
Ada County zoning governs until annexation. Pre-annexation parcels face Ada County development standards (Ada County Code Title 6 Chapter 4 — A-1 Agricultural and RR Rural Residential zoning districts: larger minimum lot sizes, septic requirements, limited density) until annexation triggers Star's Unified Development Code. Model annexation costs (impact fees, infrastructure extensions, rezone applications) and verify Ada County zoning via adacounty.id.gov/assessor before underwriting future development rights.
Infrastructure extension costs are material. Unincorporated parcels lack municipal water, sewer, and paved road access; development requires infrastructure extensions coordinated with Star Public Works and ACHD. Verify utility availability and extension costs via Star Public Works (208-286-7247) before LOI; budget $50K–$150K+ per lot for water/sewer extensions depending on distance to nearest main.
Annexation timeline uncertainty is the primary risk. Star City Council processes annexation applications under Star City Code Title 8 Chapter 1 with no guaranteed approval timeline; parcels may remain unincorporated longer than projected if annexation queue is backlogged or if City Council prioritizes other areas. Verify current annexation queue and Star's Capital Improvement Plan priorities via staridaho.org before acquisition.
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 by $1,000–$3,000+ per unit.
Risks & constraints
Where the floor is. And what to verify.
Named risk patterns for this neighborhood. Underwrite against them, not around 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 City Council processes annexation applications under Title 8 Chapter 1 with no guaranteed approval timeline. Parcels outside current city limits face Ada County zoning until annexation completes; verify Area of Impact boundary status and annexation queue via staridaho.org before underwriting future development rights.