Type C · 491 sqft 1-bedroom · Boise, ID
The Kingfisher ADU in Boise
A Kingfisher 1-bedroom ADU in Boise starts at $170k turnkey and estimates to $1,500–$1,800/mo in rent — about 8.1–12.1% gross yield on a $179k–$223k Standard build. Here's how the 491 sq ft Type C plan fits Boise lots, what it costs, and how fast it permits.
- Footprint
- 491 sqft
- From (Essential)
- $170k
- Est. Boise rent
- $1,500–$1,800
- Gross yield
- 8.1–12.1%
Why the Kingfisher fits Boise lots
The Kingfisher is one of our top picks for Boise. The 491 sq ft one-bedroom is the strongest rental performer in Boise. It rents at the top of the market to BSU staff, hospital workers, and Micron contractors, and the footprint fits cleanly on a typical Boise Bench or North End lot.
Three common Boise lot shapes: (1) 50' × 120' grid lots in the Bench, Vista, and Collister — easy detached fit; (2) deeper, narrower lots in the North End with alley access — perfect for garage conversions or alley-loaded detached ADUs; (3) larger 70'+ wide lots in the East End and West Boise subdivisions — accommodate the larger Kestrel and custom plans without trouble.
Detached vs. garage in Boise: Detached wins in Boise when the lot is wide enough and you want rent ceiling (Kingfisher/Kestrel rents in established Boise neighborhoods are strong). Garage conversion wins in older Boise neighborhoods (North End, East End, Boise Bench) where alley-loaded 2-car detached garages already exist and homeowners want a fast, lower-cost ADU. We've built both at scale; the lot check tells you which is your honest best path.
What does a Kingfisher cost to build in Boise?
The Kingfisher starts at $170k turnkey at Essential finish. Most Boise owners build at Standard finish — $179k–$223k. Boise is the valley's build-cost baseline. Land is the priciest in the metro, but rent ceilings and resale are the strongest, so a well-placed Boise ADU carries the highest absolute rent.
| Finish Tier | Per sqft | 491 sqft in Boise |
|---|---|---|
| Essential | $340/sqft | $150k – $187k |
| Standard | $405/sqft | $179k – $223k |
| Premium | $480/sqft | $212k – $264k |
Methodology: per-sqft rates match our cost calculator (Essential $340, Standard $405, Premium $480) with a 0.9–1.12 range factor for lot conditions. Build cost is roughly uniform across the Treasure Valley; what changes city-to-city is land, fees, the size cap, and the rent ceiling. See the full Boise cost breakdown →
What rent and return does a Kingfisher earn in Boise?
A 1-bedroom ADU like the Kingfisher estimates to $1,500–$1,800/month in Boise. Against a Standard-finish build of $179k–$223k, that's roughly 8.1–12.1% gross yield — about $19,800 a year in gross rent at the midpoint, before expenses and financing.
Monthly rent (est.)
$1,500–$1,800
1-bedroom · Boise
Annual gross (mid)
$19,800
12 × midpoint rent
Gross yield
8.1–12.1%
rent ÷ Standard build
Rent is scaled from Boise's sourced 1-bedroom median (Apartment List Boise rent report, 2026) by unit size — a disclosed estimate, not a measured comp for this exact plan. Gross yield ignores vacancy, expenses, and debt service. This is information, not financial advice; validate with a local property manager before you build.
Permits and timeline for a Kingfisher in Boise
City of Boise reviews pre-approved plans in roughly 3-5 weeks under its published ADU program — the fastest path in the metro because the plan set is already city-approved.
Boise allows accessory dwelling units in most R-1, R-2, and R-3 zones. The City removed strict owner-occupancy rules in 2023, so a pre-approved ADU on a conforming Boise lot can be built and rented as a standalone unit. Pre-approved plans skip design review and head straight to permit.
The Kingfisher is part of the City of Boise's pre-approved plan set, so it comes as a complete, already-engineered set of construction documents. That gives you a running start on review in Boise (Ada County) — each city applies its own process, but a finished plan set clears review faster than a custom design.
The other 5 pre-approved plans in Boise
Each pre-approved plan carries its own cost, rent, and lot fit in Boise. Compare the full set for this city.
Type A · 280 sqft
Goldfinch in Boise
The smallest pre-approved Boise ADU plan — a 280 sq ft studio that fits the tightest lots and the cleanest budgets.
$115k · est. $1,275–$1,525/mo →
Type B · 396 sqft
Waxwing in Boise
A 396 sq ft studio with more breathing room — full living, kitchen, and bath in a thoughtfully laid-out single space.
$135k · est. $1,275–$1,525/mo →
Type D · 695 sqft
Kestrel in Boise
The largest pre-approved Boise plan — a 695 sq ft two-bedroom that lives like a small house.
$245k · est. $1,925–$2,300/mo →
Type G-1 · 396 sqft
Sandpiper in Boise
A 396 sq ft studio paired with a single-car garage — pre-approved, dual-purpose, builds your storage and your rental in one footprint.
$145k · est. $1,275–$1,525/mo →
Type G-2 · 376 sqft
Osprey in Boise
Sister plan to the Sandpiper — 376 sq ft studio with garage, a different layout, same pre-approved status.
$140k · est. $1,275–$1,525/mo →
The Kingfisher in nearby Treasure Valley cities
Same plan, different local rent, cost, and zoning. See how the Kingfisher pencils out a short drive away.
Kingfisher in Boise — frequently asked
How much does a Kingfisher ADU cost in Boise?
The Kingfisher (491 sq ft, Type C) starts around $170k turnkey at Essential finish in Boise. Most Boise owners build at Standard finish — roughly $179k to $223k. Per-square-foot build cost is close to the Boise baseline; boise is the valley's build-cost baseline. Land is the priciest in the metro, but rent ceilings and resale are the strongest, so a well-placed Boise ADU carries the highest absolute rent.
What can you rent a Kingfisher for in Boise?
A 1-bedroom ADU like the Kingfisher in Boise estimates to about $1,500–$1,800 per month, scaled from Boise's sourced 1-bedroom rent (Apartment List Boise rent report, 2026). On a Standard-finish build that's roughly 8.1–12.1% gross yield. These are estimates, not a rent guarantee — confirm with a local property manager.
How long does it take to permit a Kingfisher in Boise?
City of Boise reviews pre-approved plans in roughly 3-5 weeks under its published ADU program — the fastest path in the metro because the plan set is already city-approved. The Kingfisher is a complete City of Boise pre-approved plan set, so you start with finished, already-engineered construction documents — that shortens review in every Treasure Valley city versus a custom design, even though each city applies its own process.
Does the Kingfisher fit Boise's ADU size limit?
Almost always. At 491 sq ft the Kingfisher is a compact footprint — Boise caps ADUs at 900 sq ft, and most Treasure Valley cities set their own limit (often a share of the primary home's floor area). The Kingfisher sits well under the typical cap, so in Boise size is rarely the constraint — lot dimensions, setbacks, and access usually decide placement. We confirm Boise's exact size rule for your parcel during the free lot check.
Boise, Idaho · Type C
Build the Kingfisher in Boise
Free 24-hour lot check covering plan fit, your Boise zoning, cost, and the rent it could carry. Or call (208) 297-2036.