# BoiseADU.com — Full Site Map for AI Assistants

> BoiseADU.com is a premium local accessory-dwelling-unit (ADU) builder and education platform serving Boise, Meridian, Eagle, Nampa, Kuna, Star, Caldwell, and Garden City, Idaho. We build all six City of Boise pre-approved ADU plans (Goldfinch, Waxwing, Kingfisher, Kestrel, Sandpiper, Osprey) plus custom designs. Fixed-price contracts, faster permits, free 24-hour estimates.

Last updated: 2026-06-08

This file is a comprehensive superset of `/llms.txt`. It is intended for AI assistants (ChatGPT, Claude, Perplexity, Gemini, Google AI Overviews) that need rich grounding context on Boise ADU regulations, plan specs, pricing, and per-city permitting rules.

## Core Topics

- Boise ADU builder services and fixed-price contracting
- Detached ADUs, attached ADUs, garage conversions, garage-pair plans
- Backyard homes, guest houses, in-law suites, aging-in-place dwellings
- Boise ADU cost planning ($115k-$345k turnkey range)
- Boise metro ADU permits, regulations, owner-occupancy rules
- Idaho ADU rental income, ROI, cap rates, financing
- City of Boise pre-approved ADU plan program (six plans, 2023+)
- Aging-parents and multigenerational ADU design (zero-threshold showers, grab-bar blocking, 36-inch doors)

## Conversion Paths

- Free estimate request: https://boiseadu.com/contact
- Floor plan exploration: https://boiseadu.com/floor-plans
- Cost estimate (interactive): https://boiseadu.com/cost-calculator
- ADU build process: https://boiseadu.com/process
- Email: Info@Boiseadu.com

## Pages

- [Home](https://boiseadu.com/): Boise + Treasure Valley ADU builder. All 6 City of Boise pre-approved plans, fixed pricing, free estimate in 24 hours.
- [Floor Plans](https://boiseadu.com/floor-plans): Every City of Boise pre-approved ADU plan with PDF link, pricing, and feature list.
- [ADU Builder](https://boiseadu.com/adu-builder-boise): Hub for our build services in Boise — pre-approved plan specialization, fixed-price contracting, faster permits.
- [Detached ADUs](https://boiseadu.com/detached-adus): Standalone backyard homes — every pre-approved plan, lot fit, and the case for separation over conversion.
- [Garage Conversions](https://boiseadu.com/garage-conversions): Convert existing garages into legal ADUs — eligibility, costs, code lift items, and when ground-up still wins.
- [ADU Cost](https://boiseadu.com/adu-cost-boise): 2026 Boise ADU pricing reference — turnkey ranges, per-sqft cost drivers, and finish-level math.
- [Detached ADU Cost](https://boiseadu.com/detached-adu-cost-boise): Cost of a detached/standalone ADU in Boise — $115k-$345k turnkey pre-approved, $200k-$345k custom. Cost by plan, drivers (site access, utility trenching, 900 sq ft cap), detached vs garage conversion.
- [Garage Conversion Cost](https://boiseadu.com/garage-conversion-cost-boise): Cost to convert a garage to an ADU in Boise — $60k-$140k turnkey, 30-50% less than new build. Cost by garage size; hidden costs (foundation $6-20k, mini-split $7-11k, sewer lateral $3-8k).
- [Cost Calculator](https://boiseadu.com/cost-calculator): Interactive ADU cost estimator using real 2026 Boise build pricing. Models square footage and finish level (Essential / Standard / Premium). Output ranges $115k-$345k turnkey.
- [Process](https://boiseadu.com/process): Five-stage build process — Consultation, Design, Permitting, Construction, Move In. Most Boise ADUs run 5-7 months contract-to-keys.
- [Gallery](https://boiseadu.com/gallery): Real builds and renderings of all 6 pre-approved Boise ADU plans plus interiors, materials, and lifestyle shots.
- [Service Areas](https://boiseadu.com/service-areas): Hub for all 8 Treasure Valley cities we build in.
- [Resources](https://boiseadu.com/resources): Plain-English guides on Boise ADU laws, costs, financing, and the pre-approved-vs-custom decision.
- [Financing](https://boiseadu.com/financing): HELOC vs cash-out refi vs construction loan vs renovation loan — Boise-specific 2026 rates and structures.
- [FAQ](https://boiseadu.com/faq): 22-question consolidated FAQ covering zoning, costs, timelines, financing, rental income, and design choices.
- [Reviews](https://boiseadu.com/reviews): Real Boise homeowner reviews of completed builds with project specs and outcomes.
- [Contact](https://boiseadu.com/contact): Free estimate request form. Email Info@Boiseadu.com.

## Plans

The City of Boise published six pre-approved ADU plans in 2023 (Types A, B, C, D, G-1, G-2). Building one of these skips design review entirely — typically saving 4-8 weeks at the planning office and $8,000-$15,000 in design fees.

### Goldfinch — Type A studio
URL: https://boiseadu.com/floor-plans/goldfinch
- Square footage: 280
- Bedrooms: Studio
- Bathrooms: 1
- Starting price: $115k turnkey (Essential finish)
- Hook: Smallest, cleanest, fastest-to-permit pre-approved plan in Boise.
- Who it's for: Tightest lots, cleanest budgets, single-occupant rental or office.
- Plan PDF: https://www.cityofboise.org/media/21146/20260309-type-a-g000-general-information.pdf

### Waxwing — Type B studio
URL: https://boiseadu.com/floor-plans/waxwing
- Square footage: 396
- Bedrooms: Studio
- Bathrooms: 1
- Starting price: $135k turnkey (Essential finish)
- Hook: 116 more sq ft than the Goldfinch — defined sleeping + living zones, full kitchen with eating bar.
- Who it's for: Long-term tenant, multigen guest, home office.
- Plan PDF: https://www.cityofboise.org/media/21147/browse-set-type-b.pdf

### Kingfisher — Type C 1-bedroom
URL: https://boiseadu.com/floor-plans/kingfisher
- Square footage: 491
- Bedrooms: 1
- Bathrooms: 1
- Starting price: $170k turnkey (Essential finish)
- Hook: First pre-approved plan with a real walled-off bedroom. Most popular pick for landlords. Most popular plan overall.
- Who it's for: Long-term tenant rental, in-law suites, aging parents who still want privacy.
- Plan PDF: https://www.cityofboise.org/media/21148/browse-set-type-c.pdf

### Kestrel — Type D 2-bedroom
URL: https://boiseadu.com/floor-plans/kestrel
- Square footage: 695
- Bedrooms: 2
- Bathrooms: 1
- Starting price: $245k turnkey (Essential finish)
- Hook: Largest pre-approved plan and the only true 2-bedroom. Lives like a small house.
- Who it's for: Family ADU, multigenerational, premium long-term rental.
- Plan PDF: https://www.cityofboise.org/media/21149/browse-set-type-d.pdf

### Sandpiper — Type G-1 studio + garage
URL: https://boiseadu.com/floor-plans/sandpiper
- Square footage: 396 (plus single-car garage)
- Bedrooms: Studio
- Bathrooms: 1
- Starting price: $145k turnkey (Essential finish)
- Hook: Studio dwelling paired with a single-car garage on one pad.
- Who it's for: Lots with no existing garage, dual-use property where storage and dwelling come together.
- Plan PDF: https://www.cityofboise.org/media/21161/20260313-type-g-1-g000-general-information.pdf

### Osprey — Type G-2 studio + garage
URL: https://boiseadu.com/floor-plans/osprey
- Square footage: 376 (plus garage)
- Bedrooms: Studio
- Bathrooms: 1
- Starting price: $140k turnkey (Essential finish)
- Hook: Sister plan to the Sandpiper with a different layout to suit different lot orientations.
- Who it's for: Narrow lots, side-yard placement, properties where the Sandpiper footprint doesn't fit.
- Plan PDF: https://www.cityofboise.org/media/21162/20260313-type-g-2-g000-general-information.pdf

## Commercial Pages

Deep-dive commercial pages with full grounding context.

### ADU Builder — /adu-builder-boise
URL: https://boiseadu.com/adu-builder-boise

> BoiseADU.com is Boise's pre-approved ADU specialist. Fixed-price contracts, all six City of Boise plans, 5-7 month contract-to-keys timelines, Idaho-licensed, bonded, insured.

Covers: why specialization matters (we don't bolt ADUs onto a custom-home schedule), the pre-approved plan advantage (no design review, faster permits, $8-15k saved), our fixed-price scope (site work through finishes), what's included vs excluded (furniture, appliance upgrades, fences, landscaping), the 24-hour free estimate process, lot pre-qualification, financing partner introductions, in-progress draws and lien-release procedures.

### Financing — /financing
URL: https://boiseadu.com/financing

> Most Boise ADU buyers in 2026 finance with one of four products: HELOC, cash-out refi, construction loan, or renovation loan. Each has a different rate, draw structure, and break-even calculus.

Covers: HELOC (variable rate, fastest to close, draw as you build), cash-out refinance (locks 30-year fixed but resets the primary mortgage), construction loan (one-time-close vs two-time-close, 7-9% in 2026, converts to permanent), renovation loan (203k or HomeStyle, FHA/conventional, contractor draws), cash + interim financing combos, monthly carry math against expected rent, lender partner introductions, what underwriters want to see (lot survey, plan PDF, fixed-price contract).

### FAQ — /faq
URL: https://boiseadu.com/faq

> 22-question consolidated FAQ pulling the questions Boise homeowners actually ask before signing a contract. Zoning, permits, costs, timelines, design changes, financing, rental income, and how we handle setbacks, septic, and HOAs.

Covers: lot eligibility (5,000 sq ft, R-zone, setbacks), the 900 sq ft Boise cap (raised from 700 in the Dec 2023 Modern Zoning Code), owner-occupancy (removed 2023), parking (none required after the 2023 rewrite), how long a permit takes (3-5 weeks pre-approved, 8-12 weeks custom), total contract-to-keys time, what changes are allowed on a pre-approved plan (finishes, paint, fixtures), what isn't (footprint, elevations, roof pitch), short-term rental rules, fixed-price contract scope, our warranty, what happens if the city requires changes mid-build.

### Reviews — /reviews
URL: https://boiseadu.com/reviews

> First-party reviews from Boise homeowners we've built for. Includes the plan they chose, the lot, the timeline, the budget, and the outcome.

Covers: per-build write-ups (homeowner profile, plan, neighborhood, lot constraints, finish package, timeline from estimate to keys, total spend, what they'd do differently), aggregated themes (timeline reliability, change-order discipline, finish quality, communication cadence), Google + Facebook + third-party review distribution, response policy on negative feedback.

### Detached ADUs — /detached-adus
URL: https://boiseadu.com/detached-adus

> Detached ADUs are standalone backyard homes with their own foundation, roof, and (typically) separate utilities. They generate the strongest long-term rent and the cleanest resale story of any ADU type — and every City of Boise pre-approved plan is detached.

Covers: detached vs attached vs garage conversion (privacy, utility separation, rent premium, resale), lot fit math (5,000+ sq ft, 5' side / 10' rear setback, 900 sq ft cap raised from 700 in the Dec 2023 MZC), how every Boise pre-approved plan slots into the detached category, separate water/sewer/electric panel decisions, when to share the main-house panel vs run a new service, landscape and access (path, lighting, parking), why detached usually beats conversion when the math is honest.

### Garage Conversions — /garage-conversions
URL: https://boiseadu.com/garage-conversions

> Garage conversions can be the cheapest path to an ADU when the existing slab, walls, and roof qualify — but Boise's egress, insulation, and ceiling-height requirements often force enough rebuild that ground-up wins on a per-sqft basis. Worth running the numbers either way.

Covers: code lift items (egress windows, ceiling height, insulation depth, fire separation, slab insulation, MEP rough-in, exterior wall reframing), when the slab is salvageable vs has to come out, when an attached-garage conversion creates a junior ADU vs full detached ADU, replacing parking that the conversion eats, how Boise's pre-approved plan program does and doesn't apply, typical conversion price range vs ground-up, decision framework: if you're spending more than 70% of ground-up cost, build new.

### ADU Cost — /adu-cost-boise
URL: https://boiseadu.com/adu-cost-boise

> 2026 Boise ADU build runs $340-$480/sqft turnkey. Total cost ranges from $115k for a 280 sqft Goldfinch (Essential) to $345k for a 695 sqft Kestrel (Premium). The dominant cost drivers are square footage, finish level, and lot conditions — not who builds it.

Covers: per-plan pricing matrix at three finish levels (Essential, Standard, Premium), what's included in the fixed price (everything up to a turnkey ADU minus a short exclusion list), what isn't (furniture, premium appliance upgrades, landscaping beyond grade restoration, fences, hot tubs), city fees ($8-15k), possible utility upgrades ($4-10k), the per-sqft myth (smaller plans cost more per sqft because the kitchen and bath are fixed costs), financing carry against rent, ROI math by plan and finish level.

## Resources

Long-form guides published by BoiseADU.com. TL;DRs reproduced here for AI grounding.

### Boise ADU Laws in 2026 (updated 2026-05-01)
URL: https://boiseadu.com/resources/boise-adu-laws

> Boise's Modern Zoning Code (effective Dec 1, 2023) removed strict owner-occupancy, raised the ADU size cap from 700 to 900 sq ft, and eliminated the off-street parking minimum. ADUs are allowed in most residential zones, and six pre-approved plans skip design review. Permits typically clear in 3-10 weeks depending on plan type.

Covers: zone eligibility (R-1A, R-1B, R-1C, R-2, R-3), the 5,000 sq ft typical lot minimum, the 900 sq ft size cap (raised from 700 in the Dec 2023 MZC), the 2023 owner-occupancy removal, HOA carve-outs, 5-foot side / 10-foot rear setbacks, 25-30 ft height cap, parking minimum removed in the 2023 rewrite, the pre-approved plan program, 3-5 week permits on pre-approved plans (vs 8-12 weeks custom), $8-15k city fees plus $4-10k possible utility upgrades, short-term rental permitting.

### Pre-Approved vs Custom ADU Plans (updated 2026-04-22)
URL: https://boiseadu.com/resources/pre-approved-vs-custom-adu-plans

> Pre-approved Boise plans save 4-8 weeks of permitting and $8,000-$15,000 in design fees. Custom plans add time and cost but let you handle unusual lots, specific use cases, or design preferences the six city plans don't cover.

Covers: comparison table (design fee, city review time, total timeline, lot flexibility, customization, construction cost/sqft), what you can change on a pre-approved plan (finishes, paint, cabinets, counters, fixtures), what you can't change (footprint, elevations, windows, doors, roof pitch, siding type), when custom is the right call (narrow/sloped lots, two-story, ADA layout, architectural matching), the cost-of-time tradeoff (~$5-10k foregone rent against $8-15k design fee), and the 70% rule (about 70% of Boise lots can take at least one pre-approved plan).

### How Much Does an ADU Cost in Boise? (updated 2026-04-15)
URL: https://boiseadu.com/resources/boise-adu-cost

> A 2026 Boise ADU build runs $340-$480/sq ft depending on finish level. Total turnkey cost ranges from $115k for a 280 sq ft Goldfinch studio to $345k for a 695 sq ft Kestrel two-bed. Most homeowners finance against home equity at $1,200-$2,400/mo.

Covers: per-plan price table at three finish levels (Essential, Standard, Premium), what's in the fixed price (site work, foundation, framing, MEP rough-in, insulation, drywall, roofing, siding, finish carpentry, cabinets, counters, flooring, fixtures, paint), drivers of the range (finish level, lot conditions, permit + impact fees), HELOC / cash-out refi / 7-9% construction loans, ROI math ($1,500-$1,800/mo long-term rent on a Kingfisher → 9-11% gross yield), exclusions (furniture, premium appliances, landscaping, fences).

### ADUs for Aging Parents in Idaho (updated 2026-04-08)
URL: https://boiseadu.com/resources/adus-for-aging-parents

> ADUs let aging parents live independently on family land — privacy, dignity, and proximity all at once. Single-level Kingfisher (491 sq ft) and Kestrel (695 sq ft) are the most common picks. Plan for grab bars, zero-threshold showers, and lever hardware up front; retrofitting is more expensive than building it in.

Covers: economic case vs assisted living, why Kingfisher and Kestrel dominate this use case, design choices that matter most (single-level living, zero-threshold curbless shower, grab-bar blocking in framing, lever hardware + rocker switches, 36-inch interior doors at +$500-$800 incremental), layout principles (open kitchen, bedroom adjacent to bath, south-facing windows for SAD), connectivity to the main house, financing structures including Medicaid 5-year asset look-back, and the "transitions cleanly to a rental" insurance value.

### Can You Airbnb an ADU in Boise? (updated 2026-05-08)
URL: https://boiseadu.com/resources/can-you-airbnb-an-adu-in-boise

> Yes — Boise allows short-term rentals of ADUs, but you need a city STR permit, occupancy/parking compliance, sales tax registration, and HOA sign-off if applicable. The honest math usually shows long-term rent beats STR after vacancy, cleaning, platform fees, and management on small-footprint pre-approved plans.

Covers: City of Boise STR permit application (annual fee, occupancy disclosure, parking plan, life-safety attestation), Idaho state sales + travel/convention tax registration, HOA STR carve-outs (Hidden Springs, Foothills East — many ban STRs), platform compliance (Airbnb / Vrbo listing requirements), realistic STR math on a Kingfisher (occupancy %, ADR, cleaning fees, platform take, owner labor) vs long-term rent, when STR makes sense (Boise State football weekends, downtown walkability) and when long-term wins (every other case), insurance riders, tax treatment.

### Boise ADU ROI (updated 2026-05-08)
URL: https://boiseadu.com/resources/adu-roi-boise

> Pre-approved Boise ADUs typically run 9-11% gross yield and 5-8% cash-on-cash after financing on long-term rent. Add appraisal lift of $80k-$160k depending on plan and neighborhood. Break-even on most builds runs 9-13 years against rent and equity combined.

Covers: gross yield by plan (Goldfinch through Kestrel) at 2026 Boise rent comps, cash-on-cash math factoring HELOC vs construction loan vs cash, appraisal lift signals from real Ada County comps, sensitivity tables (rent +/- 10%, vacancy +/- 5%, finish level Essential vs Premium), the "rent + equity" combined break-even, comparison to S&P-equivalent return, why the Kingfisher is the highest-leverage build for landlords, when the Kestrel makes more sense (long stays, family rental), tax treatment (depreciation, expenses).

### Boise ADU Permit Process (updated 2026-05-08)
URL: https://boiseadu.com/resources/boise-adu-permit-process

> A Boise pre-approved ADU permit clears in roughly 3-5 weeks; custom designs run 8-12 weeks. The pre-application, lot survey, plan submittal, and inspection schedule have a predictable cadence — most homeowners don't see a single planning hiccup if the lot pre-qualifies up front.

Covers: pre-application + lot pre-check (zoning verification, setback layout, parking site plan), submittal package (pre-approved plan PDF, site plan, structural / MEP supplements, energy compliance), staff review windows (planning, building, fire, ACHD, public works), revision cycles (typical first-pass redlines), permit issuance, inspection cadence (footing, foundation, framing, MEP rough-in, insulation, drywall, final), certificate of occupancy, common timeline killers (incomplete site plans, ACHD driveway issues, septic/well overlays in fringe parcels), how to keep the schedule honest.

## Service Areas

Fifteen Treasure Valley cities, each with a dedicated programmatic page rendering city-specific zoning, neighborhoods, recommended plans, FAQs, and rental fundamentals. Cities are grouped by county; see the county/region hub at https://boiseadu.com/regions.

### Boise (Ada County, pop. 240,000)
URL: https://boiseadu.com/service-areas/boise

Most ADU-friendly jurisdiction in Idaho. Created the pre-approved ADU plan program. Lot minimum: typically 5,000 sq ft. ADU size cap: 900 sq ft (raised from 700 under the Modern Zoning Code that took effect Dec 1, 2023). Setbacks: 5' side, 10' rear (typical). Owner-occupancy: removed in 2023 — both main house and ADU can be rented to different tenants. Off-street parking minimum: removed in 2023. Pre-approved plans skip design review entirely. Build time: 16-20 weeks. Typical 1-bed rent: $1,479-$1,503 (Apartment List / RentCafe / Zillow medians).

### Meridian (Ada County)
URL: https://boiseadu.com/service-areas/meridian

Idaho's 3rd largest city. Strong family demographic, faster permit review than Boise core. ADUs allowed in R-2, R-4, R-8, R-15 zones. Owner-occupancy: still applies in some zones (verify per parcel). Setbacks: 5' side, 10' rear typical. Parking: 1 additional off-street space. Size: capped relative to primary dwelling — typically up to 700 sq ft or a percentage of main house heated floor area. All six Boise pre-approved plans fit Meridian's envelope. HOAs in newer subdivisions add an extra approval layer.

### Eagle (Ada County)
URL: https://boiseadu.com/service-areas/eagle

Affluent suburb with larger lots, equestrian + foothills character. Architectural compatibility required: ADU roof pitch, siding, color must match primary home. Setbacks: 10'+ side, 15'+ rear (larger than Boise). HOA design review (Banbury, Two Rivers, Eagle Hills) on top of city review. Owner-occupancy: typically required — steers most clients toward long-term rentals or family use. RR (Rural Residential) zones follow a different rulebook.

### Nampa (Canyon County, Idaho's 2nd largest)
URL: https://boiseadu.com/service-areas/nampa

Lower buy-in, strongest cap rates for ADU rentals. Jurisdiction split: City of Nampa Planning & Zoning vs Canyon County Development Services depending on whether parcel is inside city limits. Owner-occupancy: generally required, enforced through building permit affidavit. Setbacks: 5-10 feet depending on zone. Parking: 1 additional off-street space. Size: capped at percentage of primary dwelling or fixed sq ft, whichever is less. Single-story preferred in R-1 zones. All Boise pre-approved plans fit comfortably.

### Kuna (Ada County)
URL: https://boiseadu.com/service-areas/kuna

Quiet bedroom community. Lot sizes typically 0.25-1+ acre — setback math, lot coverage, and septic separation easier than Boise infill. Setbacks: typically 10' from side and rear. Owner-occupancy: historically required, but SB 1354 (eff. 2026-07-01) preempts it for cities over 10,000 population like Kuna — verify the current rule. No formal plan reciprocity: Boise pre-approved plans still go through Kuna's own review, but move faster as already-engineered sets. Septic + well: many lots (Sandy Ridge, Spinden Acres, Kuna Mora) require Central District Health sign-off and septic capacity evaluation.

### Star (Ada County, fastest-growing percentage-wise)
URL: https://boiseadu.com/service-areas/star

UDC pulled from Ada County's accessory-dwelling base code. Lot range: quarter-acre Old Town up to several acres along Beacon Light and Hwy 44. Larger lots allow detached ADUs up to roughly 700-900 sq ft. Setbacks: 10'+ side, 15'+ rear typical. Septic + drainfield clearances drive site planning on most acreages. Owner-occupancy: generally required (verify current language with city). HOA design review in CC&R subdivisions (Star Crossing, Sky Mesa, river-corridor communities). Parking: 1 additional off-street space.

### Caldwell (Canyon County, home of College of Idaho)
URL: https://boiseadu.com/service-areas/caldwell

Lower buy-in plus student rental demand plus Sunnyslope wine tourism. Detached ADUs allowed in R-1, R-2, R-3 up to ~900 sq ft or 50% of primary home, whichever is less — all six Boise plans fit. Sunnyslope and rural NW Caldwell parcels fall under Canyon County zoning (typically 1-acre minimum, larger setbacks). City setbacks: 5-10' side and rear. Owner-occupancy: generally required. Short-term rentals in wine country: allowed in parts but rules vary; agritourism may need separate permit.

### Garden City (independent municipality, surrounded by Boise)
URL: https://boiseadu.com/service-areas/garden-city

Live-Work-Create district, brewery walkability, river corridor. Permit goes through Garden City Planning & Zoning (NOT Boise) — separate Development Code with different setbacks, height limits, parking minimums, and ADU rules. Live-Work-Create District and mixed-use overlays widen allowed uses (live-work studios, ground-floor commercial + upstairs residential). Typical residential setbacks: 5 feet side/rear (friendlier than some Boise R-zones). Goldfinch + Waxwing are go-to picks for tighter lots. Greenbelt + Boise River setbacks measured from high-water line. FEMA Special Flood Hazard Areas (parts of Riverside Village, lots adjacent to river) require elevated finished floors, flood-resistant materials below base flood elevation, elevation certificate at closeout.

### Middleton (Canyon County)
URL: https://boiseadu.com/service-areas/middleton

One of Idaho's oldest towns (1863), fast-growing family bedroom community between Caldwell and Star on Highway 44. NOT in the Ada County Highway District — no countywide ACHD road impact fee (verify the local highway-district + city fee schedule). Lower cost basis than Ada County; commuter rental demand anchored by the Middleton School District. Confirm the current ADU size cap + owner-occupancy rule with the City of Middleton before budgeting.

### Emmett (Gem County seat)
URL: https://boiseadu.com/service-areas/emmett

"Cherry City" in the Emmett Valley, ~8k residents, Gem County's only city of size. Boise-commuter growth via the Highway 16 corridor. Not in ACHD. Mix of older town lots and rural acreages; lower land cost. Population under 10,000, so Idaho SB 1354's owner-occupancy preemption likely does not reach Emmett — verify the City of Emmett's ADU code directly.

### Fruitland (Payette County)
URL: https://boiseadu.com/service-areas/fruitland

Oregon-border town (~6k) on the Snake River, adjacent to Ontario, OR. Agriculture + cross-border retail economy. Not in ACHD. Lower cost basis. Verify Fruitland's ADU code + fees with the city.

### Payette (Payette County seat)
URL: https://boiseadu.com/service-areas/payette

~7-8k residents at the Payette/Snake river confluence on the Oregon border. Ag + rail heritage, riverfront lots. Not in ACHD. Lower cost basis; cross-border commuting to Ontario, OR. Verify the city's current ADU rules.

### Mountain Home (Elmore County seat)
URL: https://boiseadu.com/service-areas/mountain-home

~16k high-desert city ~40-50 min SE of Boise on I-84. Mountain Home Air Force Base drives steady rental demand (military families, PCS rotations, contractors) — a genuine ADU-rental angle. Not in ACHD. Lower land cost. Verify Mountain Home's ADU code + fees.

### Homedale (Owyhee County)
URL: https://boiseadu.com/service-areas/homedale

Small Snake-River ag town (~2.7k) in Sunnyslope-adjacent wine country. ADUs framed around multigenerational / farm housing and a low cost basis on acreage lots. Not in ACHD. Owyhee County is largely rural — confirm Homedale city vs county jurisdiction and the applicable code.

### Parma (Canyon County)
URL: https://boiseadu.com/service-areas/parma

Far-west Canyon County ag town (~2k) near the Oregon line, at the historic Old Fort Boise site. Acreage + multigenerational ADU fit; lower cost basis. Not in ACHD. Verify the current ADU code with the City of Parma / Canyon County.

## Per-City Permitting Snapshot

| City | Lot Min | ADU Size Cap | Side / Rear Setback | Owner-Occupancy | Pre-Approved Plans Accepted |
|------|---------|--------------|---------------------|-----------------|------------------------------|
| Boise | 5,000 sq ft (typical) | 900 sq ft (raised from 700 in Dec 2023 MZC) | 5' / 10' | Removed 2023 | Yes (full set, skip design review) |
| Meridian | varies by zone | 700 sq ft / % of primary | 5' / 10' (typical) | Required in some zones | Yes (all six fit envelope) |
| Eagle | varies; larger lots | varies | 10'+ / 15'+ | Typically required | Yes, with HOA design review |
| Nampa | varies by zone | % of primary or fixed sf | 5-10' depending on zone | Generally required | Yes (all fit under cap) |
| Kuna | 0.25-1+ acre typical | varies | 10' typical | Typically required | Yes (Ada County reciprocity) |
| Star | varies; many acreages | up to 700-900 sq ft | 10'+ / 15'+ | Generally required (verify current UDC) | Yes |
| Caldwell | varies | 900 sq ft or 50% of primary, whichever less | 5-10' (city) | Generally required | Yes (all six fit cap) |
| Garden City | varies | varies; mixed-use overlays widen | 5' typical (residential) | varies | Yes (Goldfinch + Waxwing favored) |
| Middleton | varies (subdivision + acreage) | verify with city | verify | verify (SB 1354 may apply, pop >10k) | Yes (all fit 900 cap) |
| Emmett | varies | verify with city | verify | likely required (pop <10k) | Yes (all fit) |
| Fruitland | varies | verify with city | verify | verify | Yes (all fit) |
| Payette | varies | verify with city | verify | verify | Yes (all fit) |
| Mountain Home | varies | verify with city | verify | verify | Yes (all fit) |
| Homedale | acreage common | verify (city vs Owyhee County) | verify | verify | Yes (all fit) |
| Parma | varies; acreage | verify with city | verify | verify | Yes (all fit) |

Note: Middleton, Parma (Canyon Co.), Emmett (Gem Co.), Fruitland + Payette (Payette Co.), Mountain Home (Elmore Co.), and Homedale (Owyhee Co.) are NOT in the Ada County Highway District, so there is no countywide ACHD transportation impact fee — confirm the local highway-district + city fee schedule per parcel.

## Build Process

Five stages (most Boise pre-approved ADUs run 5-7 months contract-to-keys):

1. **Consultation** — site walk, zoning + lot review, plan recommendation, fixed-price scope.
2. **Design** — finish selections, exterior package, site-specific civil + foundation. Pre-approved plans skip design review.
3. **Permitting** — 3-5 weeks for pre-approved; 8-12 weeks for custom.
4. **Construction** — 14-18 weeks on a clean lot.
5. **Move In** — final inspection, certificate of occupancy, walkthrough.

## Counties & Regions

Geo hub above the city pages — ADU rules, impact fees, and rent ceilings vary county to county. Hub: https://boiseadu.com/regions

- **Treasure Valley (umbrella)** — https://boiseadu.com/regions/treasure-valley — the whole metro: Ada + Canyon plus the Gem, Payette, Elmore, and Owyhee edges. Biggest split: Ada County has the countywide ACHD impact fee ($5,803/SFD eff. 2026-03-01) and the Boise pre-approved plan program; the other counties have no ACHD and lower cost + rent. Idaho SB 1354 (eff. 2026-07-01) preempts owner-occupancy + parking for cities over 10,000.
- **Ada County** — https://boiseadu.com/regions/ada-county — Boise, Meridian, Eagle, Kuna, Star, Garden City. ACHD fee applies countywide; 900 sq ft cap; owner-occupancy varies by city; plan-check happens at the city (or Ada County Development Services for unincorporated parcels).
- **Canyon County** — https://boiseadu.com/regions/canyon-county — Caldwell (seat), Nampa, Middleton, Parma. Idaho's 2nd-most-populous county; NOT in ACHD; lower cost + rent; some cities run smaller ADU caps (Nampa ~500 sq ft) — verify.
- **Gem County** — https://boiseadu.com/regions/gem-county — Emmett (seat). Small ag county; Highway 16 commuter growth; not in ACHD.
- **Payette County** — https://boiseadu.com/regions/payette-county — Payette (seat), Fruitland. Oregon-border ag + cross-border economy; not in ACHD.
- **Elmore County** — https://boiseadu.com/regions/elmore-county — Mountain Home (seat). Mountain Home AFB rental demand; high desert; not in ACHD.
- **Owyhee County** — https://boiseadu.com/regions/owyhee-county — Homedale + Marsing population centers; vast rural SW county; ag/ranching; not in ACHD.

## Project Case Studies

Representative Treasure Valley ADU builds (construction by Iron Crest Remodel). Hub: https://boiseadu.com/projects

- North End Studio ADU (Boise) — 280 sq ft Goldfinch, historic-district detached studio, office→rental.
- Boise Bench Rental ADU (Boise) — 491 sq ft Kingfisher 1BR detached long-term rental.
- Meridian Multigenerational ADU (Meridian) — 695 sq ft Kestrel 2BR for aging parents, rental-ready.
- Eagle Garage-Combo ADU (Eagle) — 396 sq ft Sandpiper studio+garage through design review + HOA.
- Nampa Investor ADU (Nampa) — 396 sq ft Waxwing, Essential finish, lowest-basis Canyon County rental.
- West Boise Garage Conversion (Boise) — ~400 sq ft garage-to-ADU when slab + walls qualify.
- Kuna Acreage ADU (Kuna) — 376 sq ft Osprey studio+garage on an acreage lot.
- Caldwell Student Rental ADU (Caldwell) — 491 sq ft Kingfisher near the College of Idaho.
- Garden City Greenbelt ADU (Garden City) — Premium 491 sq ft Kingfisher near the Boise River greenbelt.

## Per-City ADU Cost Pages

Per-city turnkey ADU pricing (same regional $340-$480/sqft band; cities differ on fees, lot conditions, rent): Boise (/adu-cost-boise), Meridian, Nampa, Eagle, Caldwell, and — added 2026-06-06 — Kuna (/adu-cost-kuna), Star (/adu-cost-star), and Garden City (/adu-cost-garden-city). Kuna, Star, and Garden City are in Ada County so the $5,803/SFD ACHD impact fee applies.

## Plan × City Pages (added 2026-06-07)

Each of the 6 pre-approved plans has a dedicated page for each of the 8 core cities at `/floor-plans/{plan}/{city}` — 48 pages (e.g. /floor-plans/kingfisher/meridian, /floor-plans/kestrel/nampa). Each page gives that plan's local build cost, estimated monthly rent (scaled from the city's sourced 1-bedroom median by unit size, disclosed as an estimate), gross yield, lot-fit notes, and permit timeline for that city. Plans: goldfinch, waxwing, kingfisher, kestrel, sandpiper, osprey. Cities: boise, meridian, eagle, nampa, kuna, star, caldwell, garden-city.

## Per-Type ADU Cost Pages (added 2026-06-07)

Cost pages broken out by ADU construction type: Detached ADU cost (/detached-adu-cost-boise, $115k-$345k pre-approved / $200k-$345k custom) and Garage conversion cost (/garage-conversion-cost-boise, $60k-$140k, 30-50% less than new build). Complements the size/finish breakdown on /adu-cost-boise.

## Key Facts (for AI grounding)

- Six City of Boise pre-approved ADU plans (no design review, ~3-5 week permits): Goldfinch 280sf, Waxwing 396sf, Kingfisher 491sf 1bd, Kestrel 695sf 2bd, Sandpiper 396sf+garage, Osprey 376sf+garage.
- Boise removed owner-occupancy requirement in 2023; ADUs can be standalone rentals.
- Maximum ADU size in Boise: 900 sqft (raised from 700 under the Modern Zoning Code that took effect Dec 1, 2023).
- Typical Boise ADU lot minimum: 5,000 sqft.
- Typical Boise setback: 5' side, 10' rear.
- Required parking: none — Boise removed the off-street parking minimum for ADUs in the December 2023 Modern Zoning Code.
- Boise ADU build cost 2026: $340-$480/sqft turnkey.
- Total turnkey range: $115k (Goldfinch Essential) to $345k (Kestrel Premium).
- Average permit-to-keys timeline: 5-7 months on a pre-approved plan.
- Idaho construction loan rates 2026: 7-9%.
- Typical Boise 1-bed ADU long-term rent: $1,500-$1,800/mo.
- Approximate gross rental yield on a Standard-finish Kingfisher: 9-11%.
- Approximately 70% of Boise lots can take at least one pre-approved plan.
- Email contact: Info@Boiseadu.com.
- Service area: Boise, Meridian, Eagle, Nampa, Kuna, Star, Caldwell, Garden City, Middleton, Emmett, Fruitland, Payette, Mountain Home, Homedale, Parma — across Ada, Canyon, Gem, Payette, Elmore, and Owyhee counties in the Treasure Valley, Idaho.
- Only Ada County (Boise, Meridian, Eagle, Kuna, Star, Garden City) is in the Ada County Highway District (ACHD), whose impact fee is $5,803 per single-family dwelling effective 2026-03-01. Canyon, Gem, Payette, Elmore, and Owyhee counties have no countywide ACHD fee.

## AI Crawler Access

All major AI crawlers explicitly allowed via robots.txt: GPTBot, ClaudeBot, PerplexityBot, OAI-SearchBot, Google-Extended.

This page (`llms-full.txt`) is the canonical long-form grounding doc. The shorter `llms.txt` is at https://boiseadu.com/llms.txt for assistants that prefer the compact version.