Lost-the-garage rebuild
If your existing garage got converted into living space (or is about to be), the Sandpiper rebuilds the garage AND adds a permitted rental unit on the same pad. Cost-effective vs building two separate structures.
Type G-1 · Boise Pre-Approved · Dwelling + Garage
The Sandpiper — 396 sqft Studio ADU
Updated May 18, 2026
396 sq ft pre-approved studio + single-car garage on one pad — same permit, two functions.
- Footprint
- 396 sqft
- Bedrooms
- Studio
- Plan Type
- Type G-1
- Starting At
- From $145k
What is the Sandpiper?
The Sandpiper is City of Boise's pre-approved Type G-1 plan — a 396 sq ft studio dwelling combined with a single-car garage on a single foundation. From $145k turnkey at Essential finish. One permit, one foundation pour, two completed structures. The most-common pick for homeowners who lost their garage to convert it into rental space and want both functions back.
The Sandpiper combines a 396 sq ft studio dwelling with a single-car garage on a single pad. One foundation, one permit set, two functions. Common pick for homeowners who lost their garage to convert it — and want it back without giving up the rental.
How much does the Sandpiper cost in Boise?
The The Sandpiper starts at From $145k 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 | 396 sqft Total Range |
|---|---|---|
| Essential | $340/sqft | $121k – $151k |
| Standard | $405/sqft | $144k – $180k |
| Premium | $480/sqft | $171k – $213k |
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 Sandpiper is the right pick
Workshop + rental combo
Garage doubles as a workshop for the owner; studio rents to a tenant. Shared utility wall keeps trade costs down — one electrical run, one plumbing main.
Lots with no existing garage
Newer Boise infill builds and many North End lots lack a garage entirely. Sandpiper solves storage + rental income in one project instead of two permits.
Future-proofed property value
Garage-attached ADUs appraise higher than stand-alone studio dwellings on most Boise comps. Sandpiper builds appraised value faster than a Goldfinch on the same lot.
When another plan is a better fit
If you don't need a garage
If garage isn't part of the use case, the Waxwing (396 sq ft studio, no garage) is $10k cheaper for the same dwelling square footage. The Sandpiper is a combo play — only worth it if you actually want the garage.
If your lot orientation favors side-yard placement
The Sandpiper's layout suits front-back lot orientations. For narrow side-yard placement, the Osprey is the better-fitting sister plan.
Cities where the Sandpiper works well
Boise-metro cities where this plan is among our top recommendations based on local zoning, lot sizes, and rental demand.
The Sandpiper vs The Osprey
The Osprey is the Sandpiper's sister plan — 376 sq ft with a different layout suited to side-yard placement. Pick by lot orientation: front-back = Sandpiper, narrow side-yard = Osprey. Pricing is within $5k either way.
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 C · 491 sqft
The Kingfisher
Boise's pre-approved 491 sq ft one-bedroom — separate bedroom, full kitchen, full living room, ready to permit.
From $170k →
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-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 Sandpiper — frequently asked questions
What's the difference between the Sandpiper and the Osprey?
Both are pre-approved studio + garage combos (Type G-1 and G-2). The Sandpiper is 396 sq ft with a layout suited to front-back lot orientation. The Osprey is 376 sq ft with a layout for narrow side-yard placement. Same finish tiers, same permit path, similar pricing.
Can the Sandpiper's garage be rented separately?
Yes — Boise zoning allows the garage and the dwelling to be used independently. Common pattern: rent the studio long-term, keep the garage for owner workshop or paid storage.
Why combine a garage and a studio in one plan?
Cost — one foundation, one permit set, shared utility wall. A separately-built garage + separately-built studio costs roughly $40-60k more than a Sandpiper combo on the same lot.
How big is the garage in a Sandpiper?
Single-car standard garage — fits one full-size pickup or SUV with room for a workbench and storage. Not a 2-car or oversized layout. The garage and the studio share one wall but are functionally separate spaces.
What's the rental yield on a Sandpiper?
Studio rents in the $1,400-$1,700/mo range plus optional garage rental of $100-$200/mo. On a $145k Essential build, that's roughly 12-15% gross yield if both are rented — among the highest of the six pre-approved plans.
Ready to build the Sandpiper?
Free 24-hour estimate covering your lot, finish level, and final price for the The Sandpiper. Or call (208) 297-2036 to talk it through.