Type G-1 · 396 sqft studio · Boise, ID
The Sandpiper ADU in Boise
A Sandpiper studio ADU in Boise starts at $145k turnkey and estimates to $1,275–$1,525/mo in rent — about 8.5–12.7% gross yield on a $144k–$180k Standard build. Here's how the 396 sq ft Type G-1 plan fits Boise lots, what it costs, and how fast it permits.
- Footprint
- 396 sqft
- From (Essential)
- $145k
- Est. Boise rent
- $1,275–$1,525
- Gross yield
- 8.5–12.7%
Why the Sandpiper fits Boise lots
The Sandpiper is one of our top picks for Boise. The studio-plus-garage pairs a rental unit with the parking space the City requires. It's the right answer for Northwest Boise and Southeast Boise lots where the existing house has no garage and the owner wants both problems solved at once.
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 Sandpiper cost to build in Boise?
The Sandpiper starts at $145k turnkey at Essential finish. Most Boise owners build at Standard finish — $144k–$180k. 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 | 396 sqft in Boise |
|---|---|---|
| Essential | $340/sqft | $121k – $151k |
| Standard | $405/sqft | $144k – $180k |
| Premium | $480/sqft | $171k – $213k |
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 Sandpiper earn in Boise?
A studio ADU like the Sandpiper estimates to $1,275–$1,525/month in Boise. Against a Standard-finish build of $144k–$180k, that's roughly 8.5–12.7% gross yield — about $16,800 a year in gross rent at the midpoint, before expenses and financing.
Monthly rent (est.)
$1,275–$1,525
studio · Boise
Annual gross (mid)
$16,800
12 × midpoint rent
Gross yield
8.5–12.7%
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 Sandpiper 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 Sandpiper 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 C · 491 sqft
Kingfisher in Boise
Boise's pre-approved 491 sq ft one-bedroom — separate bedroom, full kitchen, full living room, ready to permit.
$170k · est. $1,500–$1,800/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-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 Sandpiper in nearby Treasure Valley cities
Same plan, different local rent, cost, and zoning. See how the Sandpiper pencils out a short drive away.
Sandpiper in Boise — frequently asked
How much does a Sandpiper ADU cost in Boise?
The Sandpiper (396 sq ft, Type G-1) starts around $145k turnkey at Essential finish in Boise. Most Boise owners build at Standard finish — roughly $144k to $180k. 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 Sandpiper for in Boise?
A studio ADU like the Sandpiper in Boise estimates to about $1,275–$1,525 per month, scaled from Boise's sourced 1-bedroom rent (Apartment List Boise rent report, 2026). On a Standard-finish build that's roughly 8.5–12.7% gross yield. These are estimates, not a rent guarantee — confirm with a local property manager.
How long does it take to permit a Sandpiper 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 Sandpiper 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 Sandpiper fit Boise's ADU size limit?
Almost always. At 396 sq ft the Sandpiper 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 Sandpiper 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 G-1
Build the Sandpiper 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.