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 CType C · Boise Pre-Approved · 1 Bedroom
The Kingfisher — 491 sqft 1-Bedroom ADU
Boise's most-popular pre-approved 1-bedroom — 491 sq ft, walled-off bedroom, separate living room.
Updated May 18, 2026
- Footprint
- 491 sqft
- Bedrooms
- 1
- Baths
- 1
- Plan Type
- Type C
- Permit timeline
- 3–5 wks
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.
Inside + Out
See the Kingfisher inside and out
Floor plan
The Kingfisher floor plan
The full dimensioned plan set — room layout, window and door schedule, and elevations — lives on Boise.gov as the official Type C pre-approved set.
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 |
Roughly $1,420/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 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.
Specifications
The Kingfisher specs
| Dimensions | |
|---|---|
| Square footage | 491 sqft |
| Building footprint | 28' × 18' |
| Layout | |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Configuration | 1 Bedroom |
| Plan type | Type C |
| 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 Kingfisher by city
Local cost, estimated rent, gross yield, and lot fit for the Kingfisher in each Treasure Valley market. It's one of our top picks in Boise, Meridian, Eagle, Nampa, Kuna, Caldwell, Garden City, Middleton, Emmett, Fruitland, Payette, Mountain Home, Homedale and Parma.
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 ASmallest
The Goldfinch
Smallest footprint, fastest permit, lowest entry cost.
- Sqft
- 280
- Beds
- Studio
- Baths
- 1
From $115k
Type BRental
Type D2-Bed
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 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.
Will the Kingfisher fit your lot?
Get a free desk feasibility review — setbacks, access, utilities, and Kingfisher plan fit on your specific lot. Or call (208) 297-2036 to talk it through.