South Boise Village Zoning Map
A lot-by-lot map of South Boise Village showing zoning, what the zoning allows (height, density, units and lot splits), current land use, assessed values and open city applications. It was made in response to the neighborhood’s designation as a federal Opportunity Zone, which takes effect January 1, 2027 and gives investors a tax incentive to build here. One of the map layers shows lots with potential development pressure for apartments, and why. The page loads the latest public data from the City of Boise and Ada County each time it opens. Choose what to show with “Color lots by,” and click any lot on the map or in the list for details.
City 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.
Why a lot may be targeted for apartments. Each lot gets at most one reason, checked in this order: 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.
Development pressure level. A lot with a reason is rated higher when it is not anyone’s primary residence (no homeowner’s exemption, or commercial, vacant or parking land), and highest when it is one of 3 or more such lots side by side in R-2, R-3 or mixed-use zoning. Owner-occupied lots, yard lots and tax-exempt land with a reason are rated moderate. This uses the exemption and lot lines only; owner names are never used.
"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.
Data sources
The map service links open the raw data; the City of Boise publishes these layers through its open data portal, where each has a description and download options.
| Data | Source | How it is used here |
|---|---|---|
| Neighborhood boundary | City of Boise, Neighborhood Associations | The South Boise Village outline (association ID 17). |
| Parcels, addresses, lot size, assessed value, homeowner’s exemption, property class, legal descriptions | Ada County Assessor parcels, as published by the City of Boise | Lot outlines are tax parcels. Check an individual parcel on the Assessor’s site below. |
| Ada County Assessor property records | Ada County Assessor | Owner, land and building values and other details for a single parcel. |
| Zoning | City of Boise, Boise Zoning | Zone for each lot, and MX-3/MX-4 zoning within a quarter mile. |
| Infill Incentive areas | City of Boise, Infill Incentive Areas | Where the Neighborhood Infill incentive can apply. |
| City applications and demolition records | City of Boise Planning & Development Services, Development Tracker | Open applications, and demolitions used for the 3-year rule. Record numbers in the table link to each application in the city’s permit system. |
| City permit system | City of Boise Citizen Access | Plans, staff reports and comment deadlines for each application. |
| Streets | Ada County, Road Centerline Data | Street lines and names; collector and arterial streets; estimated lot frontage. |
| Zone height, density, lot size and setbacks | Boise City Code 11-04-03, Lot and Building Design and Dimensions | Values as of October 2026, including the neighbor step-down rules. |
| 12-unit Neighborhood Infill incentive rules | City of Boise, Neighborhood-Scale Incentives Design Guide | Location, frontage, demolition and affordability tests. |
| Opportunity Zone designation | Idaho Department of Commerce, Opportunity Zones | Lists tract 16001000901 among Boise’s designated tracts, effective January 1, 2027. |
| Census tract boundary | U.S. Census Bureau, TIGERweb | Used to confirm the neighborhood lies inside tract 16001000901. |
| Land-use checks of land-only parcels | Esri World Imagery (imagery dated May 6, 2026) | Each parcel the Assessor lists as land only was checked by eye against this imagery in October 2026. |
| Resident corrections | South Boise Village residents, October 2026 | Corrections to land use and demolitions noted on individual lots. These are not from an official source. |