Long-term landlord rental
The walled bedroom changes the rental math entirely — typical 1-bed Boise rents of $1,500-$1,800/mo on a $170k build = 9-11% gross yield, with substantially lower turnover than studio units.
Type C · Boise Pre-Approved · 1 Bedroom
The Kingfisher — 491 sqft 1-Bedroom ADU
Updated May 18, 2026
Boise's most-popular pre-approved 1-bedroom — 491 sq ft, walled-off bedroom, separate living room.
- Footprint
- 491 sqft
- Bedrooms
- 1
- Plan Type
- Type C
- Starting At
- From $170k
What is the Kingfisher?
The Kingfisher is the City of Boise's pre-approved Type C 1-bedroom — 491 sq ft with a real walled-off bedroom, a full kitchen with pantry, and a distinct living room. From $170k turnkey at Essential finish. The most-popular pre-approved plan for Boise landlords because the separate bedroom is the single biggest factor in tenant retention and rent ceiling.
The Kingfisher is the first pre-approved plan with a real, walled-off bedroom. 491 square feet feels generous when it's laid out this well — a full kitchen, a separate living room, and a private bedroom. The most popular pre-approved plan for landlords building for long-term tenants.
How much does the Kingfisher cost in Boise?
The The Kingfisher starts at From $170k 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 | 491 sqft Total Range |
|---|---|---|
| Essential | $340/sqft | $150k – $187k |
| Standard | $405/sqft | $179k – $223k |
| Premium | $480/sqft | $212k – $264k |
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.
When the Kingfisher is the right pick
In-law / aging-parent suite
Single-level living, separate bedroom for privacy, full kitchen for independence. Pair with grab-bar blocking + zero-threshold shower at build time and the Kingfisher transitions cleanly into a long-term aging-in-place setup.
Returning adult child / care relationship
Adult kids back from college, a recovering family member, or a paid caregiver — the Kingfisher's walled bedroom + private bath give real autonomy without the cost or footprint of the Kestrel.
Permanent guest house
Comfortable for visiting family for weeks at a time. Better than the studio plans when guests overlap or when grandparents need a private bedroom.
When another plan is a better fit
If two bedrooms is the requirement
Kingfisher is one bedroom. The Kestrel (695 sq ft, from $245k) is the only pre-approved plan with two bedrooms — for families or couples + child or roommate scenarios.
If your lot can't take 491 sq ft
Foothills lots, narrow Bench infill, and some Garden City riverfront lots can't fit the Kingfisher's footprint with required setbacks. The Goldfinch or Waxwing studios usually fit where the Kingfisher won't.
Cities where the Kingfisher works well
Boise-metro cities where this plan is among our top recommendations based on local zoning, lot sizes, and rental demand.
The Kingfisher vs The Kestrel
The Kestrel is the only pre-approved 2-bedroom (695 sq ft, from $245k). If your use case genuinely needs two bedrooms — a young family, two long-term roommates, multigen with multiple occupants — the Kestrel is the right call. Otherwise, the Kingfisher's 1-bedroom is the better-value workhorse.
The other 5 pre-approved plans
Type A · 280 sqft
The Goldfinch
The smallest pre-approved Boise ADU plan — a 280 sq ft studio that fits the tightest lots and the cleanest budgets.
From $115k →
Type B · 396 sqft
The Waxwing
A 396 sq ft studio with more breathing room — full living, kitchen, and bath in a thoughtfully laid-out single space.
From $135k →
Type D · 695 sqft
The Kestrel
The largest pre-approved Boise plan — a 695 sq ft two-bedroom that lives like a small house.
From $245k →
Type G-1 · 396 sqft
The Sandpiper
A 396 sq ft studio paired with a single-car garage — pre-approved, dual-purpose, builds your storage and your rental in one footprint.
From $145k →
Type G-2 · 376 sqft
The Osprey
Sister plan to the Sandpiper — 376 sq ft studio with garage, a different layout, same pre-approved status.
From $140k →
The Kingfisher — frequently asked questions
What's the most popular pre-approved ADU plan in Boise?
The Kingfisher — 491 sq ft, 1 bedroom, from $170k. Its separate bedroom and full living room make it the most flexible plan for long-term rental, in-law suites, and most family use cases. About half of pre-approved Boise ADU permits we see go to the Kingfisher.
Is the Kingfisher worth $35k more than the Waxwing?
For long-term tenants, almost always yes. The walled bedroom drives rent ceiling up by $200-$300/mo and reduces vacancy dramatically. Over a 5-year hold, the math favors the Kingfisher every time.
What's the rental yield on a Kingfisher?
On a $170k Essential build, typical Boise 1-bed rent of $1,500-$1,800/mo = roughly 9-11% gross yield. After taxes, insurance, and reserves, expect 6-8% net cash-on-cash for a leveraged build.
Can the Kingfisher work for aging parents?
Yes — it's the most common pre-approved plan for aging-in-place ADUs in Boise. Add grab-bar blocking in the framing, a zero-threshold curbless shower, lever hardware on doors, and 36-inch interior doors at build time. All four together add about $4-7k.
How long does a Kingfisher build take?
5-7 months total: 3-5 weeks of pre-approved permitting, then 4-5 months of construction. Same window as the smaller plans — site work and inspections drive the schedule, not square footage.
Ready to build the Kingfisher?
Free 24-hour estimate covering your lot, finish level, and final price for the The Kingfisher. Or call (208) 297-2036 to talk it through.