Type CThe Kingfisher
From $170k
491 sq ft · 1 · 1 ba
Boise's pre-approved 491 sq ft one-bedroom — separate bedroom, full kitchen, full living room, ready to permit.
See the The Kingfisher
Boise · 83705 · 83706 · 83709
ADU builder on the Boise Bench
The Bench is the cleanest ADU build in Boise — no historic overlay, no hillside review, generous mid-century lots, and the lowest entry price of any in-scope neighborhood. The full pre-approved plan set works here.
Boise Bench · Boise, Idaho · zips 83705, 83706, 83709
What an ADU build looks like in Boise Bench
The Bench is the elevated terrace south of the Boise River and downtown, primarily zip codes 83705 and 83709 with portions of 83706 near Boise State University. Population surged in the 1930s–1940s with Gowen Field, and the housing stock is dominated by 1950s–1960s ranches platted with deliberate front and back yard space. It is the lowest-friction Boise neighborhood for an ADU build.
Bench lots are generous by Boise standards — Central Bench parcels around 9,150 sq ft (0.21 acres) are common, well above the 5,000 sq ft historic-neighborhood norm. Most parcels are flat, rectangular, with mature trees. Alley-loaded garages exist in some Bench subdivisions and make a rear-yard detached ADU especially clean to site.
ADU considerations
What actually matters on a Boise Bench ADU project
By-right ADU permitting under Boise's 11-06 standards — no design review queue, no HPC, no hillside engineering. Permit timelines are the Boise floor (3–5 weeks pre-approved plan).
Lot sizes (typically 7,000–10,000 sq ft) accommodate any of the 6 pre-approved plans, including the full-size 695 sq ft Kestrel two-bedroom up to the 900 sq ft Boise cap.
Alley access (where present) lets the detached unit have its own driveway and entrance off the back, avoiding curb-cut and parking-pad complications on the primary street.
Lowest home value entry point in scope (Zillow ZHVI $402K in 83705, $506K in 83706) means the ADU's rent contribution makes the strongest dent in the primary mortgage of any Boise neighborhood we work in.
Western Bench subdivisions sit on the older end (1930s–1940s); confirm sewer lateral condition and electrical service capacity on the lot check before pricing.
Plan fit
Best pre-approved plans for Boise Bench lots
The City of Boise's pre-approved plan set works across the whole city — but each neighborhood has plans that fit cleaner than others. These are our picks for Boise Bench.
Type C
Type DThe Kestrel
From $245k
695 sq ft · 2 bd · 1 ba
The largest pre-approved Boise plan — a 695 sq ft two-bedroom that lives like a small house.
See the The Kestrel
Type G-1The Sandpiper
From $145k
396 sq ft · Studio · 1 ba
A 396 sq ft studio paired with a single-car garage — pre-approved, dual-purpose, builds your storage and your rental in one footprint.
See the The Sandpiper
Type G-2The Osprey
From $140k
376 sq ft · Studio · 1 ba
Sister plan to the Sandpiper — 376 sq ft studio with garage, a different layout, same pre-approved status.
See the The OspreyNumbers
Home values + rent — what we can honestly say
Typical home value
$403K (83705) – $506K (83706)
Zillow ZHVI, zips 83705 and 83706 · 2026
Rent — verify per address
Bench rents sit at the affordable end of Boise. RentCafe's most-affordable-Boise-neighborhoods report in April 2026 listed Morris Hill at $1,215/mo, Central Bench at $1,250/mo, and Borah at $1,446/mo — all Bench sub-neighborhoods. Apartments.com 83706 averages run higher because the dataset includes BSU-adjacent inventory; a detached backyard ADU in the residential Bench will rent against the sub-neighborhood medians, not the BSU comp set. We model off Boise-wide 1BR figures of $1,479–$1,503 and adjust down for sub-neighborhood positioning before any pro-forma.
Lifestyle drivers
What makes Boise Bench rentable
Owyhee, Bowden, Phillipi, Borah, and Morris Hill parks
Direct connector access to I-184 and the downtown core
Boise State University proximity (especially 83706)
Vista Avenue + Overland corridor amenities
Boise Airport accessibility for traveling renters
FAQ
Boise Bench ADU questions, answered
Why is the Bench easier to build on than the rest of Boise?
No historic preservation overlay, no hillside development overlay, and no neighborhood HOA design review on most parcels. Standard R-1 residential zoning controls, ADUs are by-right under Boise's 11-06 ADU standards, and the lot geometry (flat, rectangular, generous yards) accommodates the full pre-approved plan set without contortions. Build timelines and bid certainty are both better here than in the North End or the Foothills.
What size ADU can I build on a typical Bench lot?
Bench lots commonly run 7,000–10,000 sq ft, well above Boise's 5,000 sq ft minimum lot for an ADU. That means the binding constraint is Boise's 900 sq ft ADU cap or 50% of your primary dwelling's living area, whichever is less. On a 1,500–2,000 sq ft Bench primary, the 50% rule allows 750–1,000 sq ft, so the 900 sq ft hard cap usually controls. The 695 sq ft Kestrel is the largest pre-approved plan and fits comfortably within both rules.
Does alley access matter for an ADU here?
Yes — meaningfully. Where alley access exists, the detached ADU can be sited at the rear of the lot with its own driveway and entrance off the alley. That keeps the front of the lot intact, satisfies the parking requirement cleanly, and reduces conflicts with the primary residence's curb cut and street parking. Alley-loaded subdivisions are scattered across the older Bench plats; the lot check confirms whether yours has one.
Will the ADU pencil on a Bench primary worth $400K–$500K?
Yes, and the math usually works harder than on the higher-value North End or East End. A 491 sq ft Kingfisher renting at the Boise-wide 1BR median ($1,479–$1,503) against a sub-$500K primary mortgage often covers the new debt service inside the first 12–18 months. Final numbers depend on your specific rate, finish level, and tenant profile — we model the actual numbers on every quote.
Are there parts of the Bench I should avoid?
The Bench is broadly low-friction, but the older 1930s–1940s pockets near Vista and Overland sometimes have undersized sewer laterals or older 100-amp electrical services that won't carry a new ADU without a service upgrade. None of these are deal-breakers; they're scope items that need to be priced into the contract on day one, not discovered at trenching.
Who actually builds the ADU?
Construction is performed by our licensed builder partner, Iron Crest Remodel (Idaho RCE-6681702), under the BoiseADU.com pre-approved-plan program. Same fixed-price contract, same Boise-based crews, same lot check before any bid.
Sources
Where the Boise Bench facts come from
- Movoto — Boise Bench neighborhood guide
- Buy Boise Real Estate — History of the Boise Bench
- Homes.com — Central Bench neighborhood guide
- Zillow Home Value Index — zip 83705
- Zillow Home Value Index — zip 83706
- RentCafe — Boise average rent + market trends
Last reviewed 2026-05-24. Zoning rules referenced against City of Boise code; verify the specific overlay against the parcel record before any build commitment.
Boise Bench · Boise, Idaho · Free Lot Check
Ready to build your Boise Bench ADU?
Free 24-hour lot check — overlays, lot fit, plan recommendations, and a real number for your specific Boise Bench address. Or call (208) 297-2036.