South Boise Village Watch List
Which lots in the neighborhood could become apartment buildings or other larger projects, based on Boise's zoning map, Ada County parcel records and the city's development tracker. The page loads the latest public data each time it opens. Click any lot on the map or in the list for details.
Applications on file
| # | Address | What | Status | Added | Decided by | Record |
|---|
| Address | Neighborhood | What | Status | Added | Record |
|---|
"New" marks applications added to the city's tracker in the last 30 days. Record numbers link to the city's permit system, where you can read the plans and find comment deadlines.
What each zone allows
| Zone | Max height | Density cap | What it means here |
|---|---|---|---|
| MX-3 | 70 ft | None | Largest buildings allowed in the neighborhood |
| MX-2 | 45 ft | None | Mixed-use buildings of about 4 stories |
| MX-1 | 45 ft | None | Smaller neighborhood mixed-use buildings |
| R-3 | 4 stories / 50 ft | None | Apartment buildings |
| R-2 | 4 stories / 45 ft | None | Townhomes and small apartment buildings |
| R-1C | 3 stories / 40 ft | 12.4 units/acre | Houses, duplexes, ADUs. Lots in a city Infill Incentive area can hold up to 12 units. |
Any building taller than 35 ft that abuts an R-1 lot must step down: no more than 35 ft at the setback line, with higher floors pushed back 20 ft and then another 10 ft. Zone limits are from Boise City Code 11-04-03 as of October 2026.
How this page works
Live data. Each time the page opens it asks the City of Boise and Ada County map services for the neighborhood boundary, parcels, zoning, infill areas, development applications and streets. If those services can't be reached, it shows the copy saved on October 21, 2026 and says so at the top.
How lots make the watch list. Lots are sorted by rule: commercial or vacant lots in MX-2/MX-3; houses already zoned MX-2/MX-3; MX-1 lots; R-2/R-3 lots; R-1C homes on 0.4 acre or more; vacant R-1C lots big enough to build on; whole platted lots with no house, found from the county’s legal descriptions; and tax-exempt land of a quarter acre or more. A few lots carry notes written by hand in October 2026.
"No homeowner's exemption." Lots without the Idaho homeowner's exemption are usually rentals or investor-owned. It is a rough signal of which owners might sell, not a statement about anyone's plans. An assessed value of $0 usually means a tax-exempt owner such as the city, a church or Boise State.
Limits. Being on this list means the zoning allows more than exists today. It does not mean a sale or project is planned. Owner names are not shown. Confirm anything important with Boise Planning & Development Services.