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-1Type G-1 · Boise Pre-Approved · Dwelling + Garage
The Sandpiper — 396 sqft Studio ADU
396 sq ft pre-approved studio + single-car garage on one pad — same permit, two functions.
Updated May 18, 2026
- Footprint
- 396 sqft
- Bedrooms
- Studio
- Baths
- 1
- Plan Type
- Type G-1
- Permit timeline
- 3–5 wks
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.
Inside + Out
See the Sandpiper inside and out
Floor plan
The Sandpiper floor plan
The full dimensioned plan set — room layout, window and door schedule, and elevations — lives on Boise.gov as the official Type G-1 pre-approved set.
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 |
Roughly $1,210/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 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.
Specifications
The Sandpiper specs
| Dimensions | |
|---|---|
| Square footage | 396 sqft |
| Building footprint | 34' × 20' |
| Layout | |
| Bedrooms | Studio |
| Bathrooms | 1 |
| Configuration | Dwelling + Garage |
| Plan type | Type G-1 |
| 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 Sandpiper by city
Local cost, estimated rent, gross yield, and lot fit for the Sandpiper in each Treasure Valley market. It's one of our top picks in Boise, Meridian, Eagle, Nampa, Kuna, Star, Caldwell, Fruitland, Payette, Homedale and Parma.
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 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 D2-Bed
Type G-2+ Garage
The Osprey
Studio + garage, built for narrow side-yard lots.
- Sqft
- 376
- Beds
- Studio
- Baths
- 1
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.
Will the Sandpiper fit your lot?
Get a free desk feasibility review — setbacks, access, utilities, and Sandpiper plan fit on your specific lot. Or call (208) 297-2036 to talk it through.