Everything you need to evaluate an ADU or residential development opportunity in the Boise area — from feasibility basics to financing and zoning.
Yes. If you own a vacant lot, an oversized residential parcel, or raw acreage, we can take a look. We evaluate what’s possible — ADUs, cottage clusters, townhomes, small subdivisions, multiplexes — and manage everything from entitlement through construction.
You bring the land. We’ll tell you what it can do.
It depends on your lot and your goals — but we work across the full range: ADUs, duplexes, triplexes, townhomes, cottage clusters, small subdivisions, and multiplexes. We start by identifying what the zoning allows and what actually makes sense financially before anything moves forward.
No. There are several ways to structure a deal — you can retain full ownership and hire us on a fee basis, contribute your land as equity in a joint venture, explore a land-lease, or sell outright. We’ll walk you through what each option looks like financially so you can make the right call for your situation.
The main factors are zoning, lot size, utility access, and location. Boise’s infill-friendly zoning and Idaho’s ADU legislation have opened up a lot of lots that weren’t viable a few years ago — yours might be one of them.
Send us your address or parcel number and we’ll run a free feasibility review — preliminary unit count, product recommendation, and a rough pro forma — usually within 5 business days.
Entitlement is the process of getting your land legally approved for development — rezoning, platting, design review, and building permits. In the Boise metro it typically takes 3–18 months depending on the project and jurisdiction.
We manage the entire process. Pre-application meetings, civil engineering, city submittals, permit issuance — all of it. Our relationships across Boise, Meridian, Nampa, Caldwell, and Twin Falls help keep things moving and reduce timeline risk.
We structure equity partnerships with qualified investors on a deal-by-deal basis. You bring the capital — we bring the deal, the entitlement work, the contractor relationships, and the project management. In return, you receive a preferred return plus a share of profits at sale or refinance. Typical hold periods run 18–36 months depending on the project and exit strategy.
In a typical JV, we co-own the project together. You contribute cash, land, or both — we contribute the development expertise, management, and execution. Profit splits are negotiated based on what each party brings to the deal.
We structure every JV with clear roles, a defined return waterfall, and transparent reporting. No surprises on how money moves.
It depends on the project. ADU and cottage village deals typically start around $150,000–$250,000. Larger subdivision and multiplex projects usually require $500,000 or more. We work with individual investors, family offices, self-directed IRAs, and 1031 exchange buyers.
We don’t move forward unless the numbers work conservatively — that’s the first line of defense. From there: thorough feasibility before any land acquisition, capital deployed in phases tied to milestones, fixed-price contracts where possible, and monthly reporting so you always know where things stand.
We also co-invest our own capital in every deal. When you’re in, we’re in.
Idaho has been one of the fastest-growing states in the country for years — and the housing supply hasn’t kept up. Infill development lets you build where people already want to live, in established neighborhoods with existing infrastructure, rather than betting on the urban fringe.
Boise and the Treasure Valley have strong rental demand, healthy for-sale absorption, and a regulatory environment that’s increasingly supportive of density. For well-located projects, the fundamentals are hard to argue with.
You’re already sitting on the asset. No competing with investors willing to overpay. No bidding wars. Just unlocking value from land you already own — with realistic cash-on-cash returns of 10% or more.
The tax benefits are immediate. ADUs typically qualify for 40–50% bonus depreciation in year one. That’s a real number that changes the math on your return.
And the equity compounds. As Boise continues to grow, that new unit appreciates alongside your property — historically 3–5% annually in this market.
A cottage village is a cluster of small detached homes arranged around shared open space — typically 4–12 units on a single parcel (it’s technically a 4-12 unit multifamily). Unlike a traditional subdivision, you don’t always need to plat individual lots, which simplifies entitlement and speeds up the process.
They’re well-suited to urban infill sites and have strong buyer and renter appeal in Boise — walkable, efficient, and different enough from standard product to stand out in the market.
One option worth knowing: you can pursue a condo subdivision to legally separate the homes into fee-simple units. That means buyers can use traditional financing and you can sell the units and the ground beneath them individually. It gives you more flexibility on how you exit the deal.
A single ADU: 4–8 months. A cottage village of 6–8 units: 12–20 months. A small subdivision of 2–20 lots: 12-24 months end-to-end. We provide detailed project schedules with milestones and proactive communication throughout.
We partner with trusted lending professionals who support real estate investors with flexible financing solutions and a smooth approval process.
10900 NE 8th St #800, Bellevue, WA 98004
P: (425) 635-4700
Service: Investor Construction Loans
1019 39th Ave SE Suite 220, Puyallup, WA 98374
P: (888) 540-9009
Service: Investor Construction Loans
