Family ADU
Two bedrooms means a couple plus a child, or two siblings, or a parent + caregiver. Open kitchen-dining-living + full bath = a real second household on the lot.
Type DType D · Boise Pre-Approved · 2 Bedroom
The Kestrel — 695 sqft 2-Bedroom ADU
Boise's largest pre-approved plan — 695 sq ft, 2 bedrooms, lives like a small house.
Updated May 18, 2026
- Footprint
- 695 sqft
- Bedrooms
- 2
- Baths
- 1
- Plan Type
- Type D
- Permit timeline
- 3–5 wks
What is the Kestrel?
The Kestrel is the largest of Boise's six pre-approved ADU plans and the only pre-approved 2-bedroom — 695 sq ft, two private bedrooms, an open kitchen-dining-living, and a full bathroom. From $245k turnkey at Essential finish. Permits as fast as the smaller plans (3-5 weeks) because it's part of the same City of Boise pre-approved set. The right choice when one bedroom isn't enough.
The Kestrel is the biggest of the six pre-approved plans and the only true two-bedroom. 695 sq ft, two bedrooms, a full kitchen, dining nook, and a real living room. Permits as fast as the smaller plans because it's part of the same city-approved set.
Inside + Out
See the Kestrel inside and out
Floor plan
The Kestrel floor plan
The full dimensioned plan set — room layout, window and door schedule, and elevations — lives on Boise.gov as the official Type D pre-approved set.
How much does the Kestrel cost in Boise?
The The Kestrel starts at From $245k turnkey at Essential finish. Final price depends on finish level and lot conditions. The table below shows total build cost ranges at three finish tiers — same per-square-foot math used in our cost calculator.
| Finish Tier | Per sqft | 695 sqft Total Range |
|---|---|---|
| Essential | $340/sqft | $213k – $265k |
| Standard | $405/sqft | $253k – $315k |
| Premium | $480/sqft | $300k – $374k |
Roughly $2,050/mo on a 20-yr HELOC at ~8% APR. Run your own numbers →
Methodology: ranges reflect 2026 BoiseADU.com active job pricing. Includes site work, foundation, framing, MEP rough-in, insulation, drywall, roofing, siding, finish carpentry, cabinets, counters, flooring, fixtures, and paint. Excludes furniture, premium appliances, landscaping, and fences.
Included
In your turnkey price
- Site work & excavation
- Foundation
- Framing
- MEP rough-in (mechanical, electrical, plumbing)
- Insulation
- Drywall
- Roofing
- Siding
- Finish carpentry
- Cabinets & counters
- Flooring
- Fixtures
- Interior & exterior paint
Not included
Budget separately
- —Furniture
- —Premium appliance upgrades
- —Landscaping
- —Fences
- —Impact / SDC fees
- —Utility infrastructure upgrades
When the Kestrel is the right pick
Premium long-term rental
Two-bedroom Boise rents in the $1,900-$2,400/mo range support the higher build cost. Yields are slightly lower than the Kingfisher (8-10% gross) but tenant pool is much wider — and turnover is lowest of any plan.
Multigenerational with multiple occupants
Aging parent + adult-child caregiver, or two siblings sharing, or a parent + grandchild — anything where one bedroom isn't enough. The Kestrel keeps everyone independent on one ADU.
Long-term roommate situations
Two graduate students, two traveling nurses sharing, or two professionals splitting rent — the Kestrel's two-bedroom layout works where studios and 1-bedrooms force tenants to share spaces awkwardly.
When another plan is a better fit
If your lot can't fit 695 sq ft
The Kestrel needs more lot than the smaller plans. If yours is foothills-steep, narrow infill, or constrained by mature trees you don't want to cut, the Kingfisher or one of the studio plans is more realistic.
If your budget caps at $200k
Don't stretch for the Kestrel and end up at Essential finish if the Kingfisher would let you build at Standard or Premium. Build quality compounds; square footage doesn't.
Specifications
The Kestrel specs
| Dimensions | |
|---|---|
| Square footage | 695 sqft |
| Building footprint | 30' × 24' |
| Layout | |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Configuration | 2 Bedroom |
| Plan type | Type D |
| Permitting & build | |
| Permit path | Pre-approved · 3–5 weeks |
| Build window | 5–7 months typical |
| Pricing | Fixed-price turnkey |
| Builder | Construction by Iron Crest, RCE-6681702 |
The Kestrel by city
Local cost, estimated rent, gross yield, and lot fit for the Kestrel in each Treasure Valley market. It's one of our top picks in Meridian, Eagle, Kuna, Star, Middleton, Emmett, Payette, Mountain Home, Homedale and Parma.
The Kestrel vs The Kingfisher
The Kingfisher is 491 sq ft 1-bedroom from $170k — $75k less than the Kestrel and 204 sq ft smaller. If you don't specifically need two bedrooms, the Kingfisher returns better yield per dollar invested. Pick the Kestrel only when two bedrooms is the actual requirement.
The other 5 pre-approved plans
Type ASmallest
The Goldfinch
Smallest footprint, fastest permit, lowest entry cost.
- Sqft
- 280
- Beds
- Studio
- Baths
- 1
From $115k
Type BRental
Type C1-Bed
The Kingfisher
The landlord favorite — a real, walled-off bedroom.
- Sqft
- 491
- Beds
- 1
- Baths
- 1
From $170k
Type G-1+ Garage
Type G-2+ Garage
The Osprey
Studio + garage, built for narrow side-yard lots.
- Sqft
- 376
- Beds
- Studio
- Baths
- 1
From $140k
The Kestrel — frequently asked questions
What's the biggest pre-approved ADU plan in Boise?
The Kestrel — 695 sq ft, the only pre-approved plan with two bedrooms. From $245k turnkey at Essential finish, $345k at Premium. Permits in the same 3-5 week pre-approved window as the smaller plans.
Is the Kestrel the only 2-bedroom pre-approved plan?
Yes. The other five City of Boise pre-approved plans are studios or 1-bedroom. For two bedrooms inside the pre-approved track (skipping 4-8 weeks of design review), the Kestrel is the only option.
Can the Kestrel work for a small family?
Yes — 695 sq ft is comparable to a starter apartment. Two bedrooms + open kitchen-dining-living + full bath supports a couple with one child, or two adults plus an occasional guest setup. Tighter than a 1,200 sq ft single-family but workable.
What's the rental yield on a Kestrel?
Typical 2-bedroom Boise long-term rent of $1,900-$2,400/mo on a $245k Essential build = roughly 9-12% gross yield. Slightly lower than the Kingfisher per dollar invested, but the tenant pool for 2-bedrooms is wider and turnover is lowest of any plan.
Does the Kestrel cost twice as much as the Goldfinch?
Roughly — $245k Kestrel vs $115k Goldfinch at Essential. The Kestrel is 2.5x the square footage with two bedrooms and a real living room. Per-square-foot cost is comparable; the absolute number is bigger because the building is bigger.
Will the Kestrel fit your lot?
Get a free desk feasibility review — setbacks, access, utilities, and Kestrel plan fit on your specific lot. Or call (208) 297-2036 to talk it through.