Explore essential guides, insights, and resources designed to help investors understand ADU opportunities, evaluate property potential, and make informed development decisions.
Yes. We partner with landowners across the Treasure Valley and Southern Idaho to unlock the development potential of underutilized lots. Whether you own a vacant parcel, an oversized residential lot, or raw acreage, we assess feasibility for ADUs, cottage villages, townhomes, small subdivisions, or multiplexes — then manage the entire process from entitlement through construction.
We develop the full spectrum of infill housing: Accessory Dwelling Units (ADUs), cottage village communities (3–12 units), detached single-family subdivisions, townhomes, duplexes, triplexes, and small-to-medium multiplexes. The right product depends on your zoning, lot size, and goals — we help identify highest-and-best-use before anything moves forward.
No. We work with landowners through multiple structures: a fee-for-service build where you retain full ownership, a joint venture where your land is your equity contribution, a land-lease, or an outright purchase. We’ll walk you through projected returns for each option.
Key factors are zoning, lot dimensions, utility access, and location. Idaho’s ADU-friendly legislation and Boise’s infill-supportive zoning codes have opened up thousands of lots that were previously underdevelopable. Send us your parcel number or address and we’ll run a no-cost feasibility review — including a preliminary unit count, product recommendation, and rough pro forma — typically within 5 business days.
Entitlement is the process of getting your land legally approved for development — rezoning, subdivision platting, design review, and building permits. In the Boise metro, this typically takes 3–18 months depending on project complexity and jurisdiction. We manage every step, including pre-application meetings, civil engineering coordination, city submittals, and permit issuance. Our local relationships across Boise, Meridian, Nampa, Caldwell, Twin Falls, and beyond reduce timeline risk significantly.
We structure equity partnerships with qualified investors on a deal-by-deal basis. You contribute capital in exchange for a preferred return plus a share of project profits at sale or refinance. We bring the deal, entitlement expertise, contractor relationships, and project management. Typical hold periods are 18–36 months depending on project scale and exit strategy.
In a typical JV, we co-own the project entity together. You may contribute cash, land, or both — we contribute development expertise, management, and execution. Profit splits are negotiated based on each party’s contribution and risk. We structure JVs with clear roles, preferred return waterfalls, and transparent reporting so both parties are aligned from day one.
Minimums vary by project. ADU and small cottage village deals may start around $150,000–$250,000. Larger subdivision and multiplex projects typically require $500,000+. We work with individual investors, family offices, self-directed IRAs, and 1031 exchange buyers.
Through disciplined underwriting — we only move forward when the numbers work conservatively. Our approach includes thorough feasibility analysis before land acquisition, phased capital deployment tied to milestones, fixed-price contractor contracts where possible, and monthly reporting. We co-invest our own capital in every deal, so our interests are directly aligned with yours.
Idaho has been one of the fastest-growing states in the country, driven by in-migration and a structural housing shortage. Infill development — building on existing urban lots rather than sprawling outward — is increasingly favored by cities and consumers alike. Idaho’s relatively builder-friendly regulatory environment, combined with strong rental demand and for-sale absorption, creates favorable conditions for well-located infill projects.
An Accessory Dwelling Unit (ADU) is a secondary housing unit on the same lot as a primary residence — a backyard cottage, garage conversion, or basement apartment. Idaho’s 2023 ADU legislation significantly expanded where and how ADUs can be built statewide. For landowners and investors, ADUs are one of the lowest-risk paths to adding rental income or resale value to a property.
A cottage village is a cluster of small detached homes arranged around shared open space on a single parcel or assembled lots. Unlike traditional subdivisions, they don’t always require individual lot platting, which simplifies entitlement. They’re well-suited to urban infill sites and typically produce 4–12 units per project. In Boise and surrounding cities, cottage villages have strong buyer and renter appeal due to their walkability and efficient land use.
A single ADU: 4–8 months. A cottage village of 6–8 units: 12–20 months. A small subdivision of 10–30 lots: 24–42 months end-to-end. We provide detailed project schedules with milestones and proactive communication throughout.
We partner with trusted lending professionals who support real estate investors with flexible financing solutions and a smooth approval process.
10900 NE 8th St #800, Bellevue, WA 98004
P: (425) 635-4700
Service: Investor Construction Loans
1019 39th Ave SE Suite 220, Puyallup, WA 98374
P: (888) 540-9009
Service: Investor Construction Loans
