How to Use Boise’s New Zoning Codes to Maximize Your Returns
Boise is changing—and if you're an investor or developer, that’s a good thing. The city’s new zoning code overhaul is creating major opportunities for smart, forward-thinking investment. But like any good opportunity, success depends on how well you understand the rules of the game.
At Matson Homes, we specialize in Boise infill development, and we’ve spent the last few months digging into the updated zoning code. In this post, we’re breaking down what’s new, what it means, and how you can leverage these changes to get the highest return on your next property.
What’s Changing in Boise’s Zoning Code?
Boise’s new zoning code, officially adopted in 2023 and implemented throughout 2024, was designed to increase housing availability, support walkable neighborhoods, and better align development with the city’s growth goals.
Here are a few of the most impactful updates:
More flexibility with ADUs (Accessory Dwelling Units) up to 900 sq ft from 700. No additional off street parking requirements. No owner-occupancy requirement. Up to 2 bedrooms.
The addition of small multi-family zoning on residential lots
Streamlined permitting processes for certain residential types
Emphasis on infill development to reduce urban sprawl
These changes are opening the door for more creative, higher-density housing on existing lots—and that’s where the opportunity lies.
Why This Matters for Investors
If you’ve been in the Boise market for a while, you know the tension: land is limited, demand is high, and navigating city codes used to be… a headache. Now, the city is actively encouraging the kind of small-scale development that used to take months of planning, variances, and luck.
Here’s what this means for you:
You can now build more units on less land. A standard residential lot may now support a duplex or triplex with minimal pushback.
Higher density in almost all zoning districts = higher cash flow. More units on one parcel means more rental income or faster sales on small multifamily builds.
ADUs just got easier. Adding a detached or basement unit is now faster and more permitted-by-right than ever.
Zoning reclassifications mean new potential in old neighborhoods. Neighborhoods once restricted to single-family homes are now development-friendly.
How to Maximize Your Returns with the New Code
Here’s how we recommend capitalizing on these changes:
1. Target R-1C, R-2 and R-3 Lots
These zones are goldmines for infill developers. The updated code allows multiple units with relatively low barriers. Look for lots that already have alley access, wide frontages, or corner placements—they're ideal for multifamily designs. They’re optimal for lot splits and small multi-family or townhome designs.
2. Reposition Existing Properties
Have a single-family rental on a large lot? You might be able to add an ADU or even convert the home into a duplex. Explore your property's potential under the new rules.
3. Partner with Infill Experts
Design, permitting, and city navigation still require expertise. At Matson Homes, we’ve built our business around knowing how to read the zoning map, talk to the city, and deliver projects that pencil.
4. Think Long-Term
Boise’s growth isn’t slowing down. The most successful investors in this market are playing the long game—acquiring lots now and developing strategically as neighborhoods continue to densify.
Want the Full Breakdown? Watch the Full Episode!
This blog post just scratches the surface. For the full conversation—including behind-the-scenes insights, real-world strategy, and what’s coming next for Boise infill—check out the full podcast episode on YouTube.
We dive deep into exactly how to evaluate a property under the new zoning, how we’re using these updates in our own builds, and what investors should be thinking about right now.
👉 Watch the full episode below and subscribe to the Idaho Real Estate Investor Show on YouTube for more real-time market insights, investment strategies, and expert interviews.
Final Thoughts
Boise’s zoning code changes are creating real opportunities—but only for those who move quickly and plan smart. Whether you’re looking to add density to an existing property or start a new infill build, the key is knowing what’s possible and what pencils.
At Matson Homes, we’re here to help you decode the details and turn smart zoning into smart investment.
👉 Want to explore your lot’s potential? Reach out—we’d love to chat.
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And remember…
Invest smart. Build bold. Prosper always.
