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StarResearchMethodology
MethodologyJuly 19, 2026· Renew

Star Real Estate Research: Methodology and Data Sources

Page type: Methodology

Breadcrumb: Star / Research / Methodology

Page type: Methodology
Published: 2026-05-05
Read time: 8 minutes

Star market intelligence is built on a tiered source hierarchy that prioritizes government data, verified market platforms, and operator analysis — in that order.

Source Hierarchy

Every metric, ordinance reference, and market claim on this site traces to one of five source tiers. When multiple sources conflict, the higher tier governs.

Tier 1: Government & Official Records

Scope: City of Star ordinances, Ada County Assessor records, U.S. Census Bureau population estimates, Idaho Legislature statutes, ACHD infrastructure data.

Confidence level: VERIFIED

Update cadence:

  • Ordinances: As adopted (monitored monthly via City Council agendas)
  • Census: Annual (PEP estimates July 1 each year; ACS 5-Year rolling)
  • Assessor: Quarterly (parcel-level data refreshed Q1/Q3)
  • State law: Session-end (Idaho Legislature adjourns ~March annually)

Primary sources:

Diligence note: Star's Unified Development Code (Title 8) was comprehensively updated in July 2022. Any reference to "Star City Code" without a date stamp should be verified at library.municode.com before relying on it for development decisions. Metric: Star population (2023 ACS 5-Year estimate)
Value: 13,231
Source: U.S. Census Bureau ACS 5-Year (2019-2023)
Date: 2023-01-01
Geography: City of Star (place:76870)
Confidence: VERIFIED
Note: ACS 1-Year not published for places under 65,000 population. PEP sub-county estimates not available via census.gov API for V2023 vintage. [/STAT_CARD]

Tier 2: MLS & Market Platforms

Scope: Intermountain MLS (IMLS), Redfin, Zillow, Realtor.com — aggregated listing data, closed sales, days on market, inventory counts.

Confidence level: VERIFIED (for published metrics) / ESTIMATED (for projections)

Update cadence:

  • IMLS: Monthly (published ~10th of following month)
  • Redfin: Monthly (market reports published ~5th of following month)
  • Zillow: Monthly (ZHVI updated mid-month)
  • Realtor.com: Monthly (inventory metrics updated ~1st of month)

Primary sources:

Geographic scope definitions:

  • City of Star: Incorporated city limits (Census place:76870)
  • Star Area of Impact: Unincorporated Ada County within Star's planning jurisdiction (Ada County Code Chapter 6)
  • Ada County: Full county (FIPS 16001) — used when Star-specific data unavailable
  • Treasure Valley: Ada + Canyon counties (used only when explicitly labeled as such)

Renew take: MLS data for Star is often aggregated at the Ada County or ZIP 83669 level due to small sample sizes. When a metric cites "Ada County" as the geography, it reflects countywide trends — not Star-specific conditions. Always verify the geographic scope before underwriting. Metric: Star median sale price (March 2026)
Value: $599,340
Source: 375loan.com (Idaho Real Estate Market Update)
Date: 2026-03-01
Geography: Star, ID
Confidence: VERIFIED
Note: YoY change +0.0% per source. [/STAT_CARD]

Tier 3: Broker & Industry Reports

Scope: Boise Regional Realtors (BRR), Cushman & Wakefield, CBRE, local broker market reports.

Confidence level: ESTIMATED (projections) / VERIFIED (historical data)

Update cadence:

  • BRR: Monthly (published ~15th of following month)
  • Cushman & Wakefield: Quarterly (Treasure Valley multifamily reports)
  • Local brokers: Varies (typically monthly or quarterly)

Primary sources:

Diligence note: Broker reports often blend city-level and county-level data. When a report cites "Ada County" metrics, it includes Boise, Meridian, Eagle, Kuna, and Star. Use these as directional indicators, not Star-specific underwriting inputs.

Tier 4: Survey & Operator Data

Scope: NARPM rent surveys, property manager reports, operator-submitted data.

Confidence level: OPERATOR (self-reported) / DATED (if >6 months old)

Update cadence:

  • NARPM: Annual (published Q2 each year)
  • Property managers: Varies (typically quarterly)

Primary sources:

  • NARPM Idaho Chapter — Rent surveys by bedroom count and city
  • Local property management firms — Vacancy rates, tenant demand, rent trends

Renew take: Survey data is self-reported and may reflect portfolio-specific conditions rather than market-wide trends. Use as a cross-check against MLS rent data, not as a standalone underwriting input. Metric: Star median 3BR rent (2026)
Value: $2,400/month
Source: Realtor.com Idaho Market Data
Date: 2026-01-01
Geography: Star, ID
Confidence: ESTIMATED
Note: Statewide median; Star-specific rent data not published separately. [/STAT_CARD]

Tier 5: Renew Internal Analysis

Scope: Operator interpretation, trend analysis, underwriting assumptions, risk flags.

Confidence level: OPERATOR

Update cadence: Continuous (as new data becomes available)

Labeling standard: All Renew interpretation is prefixed with "Renew take:" in body text and tagged [RENEW_TAKE] in source annotations. This ensures readers can distinguish operator analysis from verified fact.

Example:

Renew take: Star's 19% population growth since 2020 outpaces Ada County's 8.4% growth, signaling strong demand for single-family rentals in North Star and South Star neighborhoods. However, thin inventory (86 active listings as of March 2026) limits acquisition opportunities for flippers and rental investors. Diligence note: Renew analysis is not a substitute for independent due diligence. All operator takes are based on the best available data at the time of publication but may not reflect hyperlocal conditions, parcel-specific constraints, or future policy changes.

Confidence Levels Explained

Every metric on this site carries a confidence tag:

LevelDefinitionExample
VERIFIEDSourced from Tier 1 (government) or Tier 2 (MLS/market platform) with date stampStar population: 13,231 (U.S. Census ACS 5-Year 2019-2023)
ESTIMATEDSourced from Tier 2/3 but includes projections, aggregations, or incomplete dataStar median rent: $2,400/mo (Realtor.com statewide median, 2026)
OPERATORRenew internal analysis or interpretation"Star's growth rate suggests strong rental demand"
DATEDData >6 months old; verify before underwritingStar median sale price: $577K (Zillow, Aug 2025)

Rule: If a metric lacks a confidence tag, flag it as `` and do not rely on it for underwriting.

Update Cadence by Data Type

Data typeFrequencyTriggerSource tier
Population estimatesAnnualJuly 1 (PEP) / rolling (ACS)Tier 1
OrdinancesAs adoptedCity Council voteTier 1
MLS sales dataMonthly~10th of following monthTier 2
Rent dataMonthly~1st of following monthTier 2
Cap ratesQuarterlyCushman & Wakefield reportTier 3
Risk flagsContinuousCity Council agendas, ACHD projectsTier 1
Renew analysisContinuousNew data availabilityTier 5

Diligence note: Ordinance updates are monitored via City of Star Council agendas (published at staridaho.org). When a new ordinance is adopted, the relevant deep guide (e.g., ADU Guide, Zoning Guide) is updated within 30 days and flagged in the Research section.

Geographic Scope Definitions

Star market data is published at multiple geographic levels. Always verify the scope before underwriting.

ScopeDefinitionUse case
City of StarIncorporated city limits (Census place:76870)Population, city ordinances, planning jurisdiction
Star Area of ImpactUnincorporated Ada County within Star's planning jurisdictionPre-annexation land, long-horizon development
ZIP 83669U.S. Postal Service delivery area (may include unincorporated areas)Rent data, some MLS metrics
Ada CountyFull county (FIPS 16001)MLS sales data, assessor records, impact fees
Treasure ValleyAda + Canyon countiesRegional trends, multifamily cap rates, migration data

Renew take: When a source cites "Ada County" metrics, it includes Boise, Meridian, Eagle, Kuna, and Star. Use these as directional indicators, not Star-specific underwriting inputs. Always cross-check with Star-specific data (e.g., Redfin Star Housing Market, Zillow Star Home Values) before finalizing acquisition criteria.

Primary Source List (Canonical Form)

All sources cited on this site are listed below in canonical form. When a source is cited inline, it links to this list.

Government & Official Records

MLS & Market Platforms

Broker & Industry Reports

Regional Planning

  • COMPASS Idaho — Treasure Valley population projections, transportation planning

Verification Before Underwriting

Non-negotiable rule: Every ordinance reference, zoning standard, and impact fee cited on this site must be verified at the official source before any development decision.

Why: Municipal codes are living documents. Star's Unified Development Code (Title 8) was last comprehensively updated in July 2022, but individual sections may be amended via City Council ordinance at any time. A citation on this site reflects the code as of the "Last updated" date on the page — not necessarily the current code.

How to verify:

  1. Navigate to library.municode.com/id/star
  2. Search for the specific code section cited (e.g., "Title 8-3A-3" for zoning districts)
  3. Check the "History" note at the bottom of the section for recent amendments
  4. If the section has been amended since the "Last updated" date on this page, flag it for review before underwriting

Diligence note: City of Star Planning & Zoning staff (208-286-7247) can confirm current standards and pending amendments. Always call before submitting a development application.

Risk Flag Monitoring

Risk flags are updated continuously based on City Council agendas, ACHD project schedules, and state legislative sessions. Current flags are published on the Star city hub and relevant asset-class pages.

Monitoring sources:

Escalation levels:

  • [WATCH] — Proposed change or project; monitor for updates
  • [ELEVATED] — Adopted change or active project; verify impact before underwriting
  • [CRITICAL] — Immediate impact on development feasibility; halt underwriting until resolved

Current flags (as of 2026-05-05):

  • [ELEVATED] Ada County jail impact fees pending (FY2026 budget)
  • [WATCH] FY2026 capital road projects underway (ACHD)
  • [ELEVATED] Planning commission rezoning backlog (2-3 month approval delays)
  • [WATCH] Star city budget adoption ongoing (FY2025-2026)

Questions or Corrections

If you identify a sourcing error, outdated metric, or missing citation, contact Renew at research@renewregroup.com. All corrections are logged in the page's update history and published within 48 hours.

Sources

All sources cited on this page are listed in canonical form in the "Primary Source List" section above.

Methodology last updated: 2026-05-05

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Change type: created
Change summary: Initial publication.
Editor name: Renew
Change date: 2026-05-05
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