Garden City · Ada County
Urban infill inside the Boise footprint.
A separate city inside Boise's geography. Greenbelt frontage, artist-district corridors, and the densest urban-infill opportunity in the Treasure Valley.
Population & Growth
Population · 2025 est.
13,730
Ada County · COMPASS 2025
10-year growth
+13.9%
2015 to 2025 · COMPASS
Median sale price · Feb 2026
$555,000
15 sales · -13.4% YoY · Redfin
Zillow 30-day average · Mar 2026
$470,736
-1.0% YoY · more stable reference
Days on market · Feb 2026
67 days
Redfin
Ada County geography
Garden City is an independent municipality entirely enclosed within the City of Boise, in Ada County. It operates under its own municipal code · separate from Boise's Unified Development Code · and in several corridors its standards are more permissive than those on the Boise side of the same street. That regulatory independence creates infill and small-multifamily opportunities frequently overlooked by investors unfamiliar with the distinction.
Data disclosure
Redfin median based on 15 closed transactions · small sample, use directionally. Zillow 30-day rolling average ($470,736) is the more stable reference for current conditions.
Most investors under-appreciate Garden City's independence, and the base-rate differences in permitting and lot-use rules that come with it.
Flips
Core flip ARV
$450K–$650K
Greenbelt-adjacent runs higher
Garden City flip product is mid-basis with surprisingly strong ARVs in Greenbelt-frontage and arts-district corridors.
SFH Rentals
Garden City SFH rentals trade at a small premium to adjacent Boise neighborhoods on Greenbelt-access product. Vacancy is tight.
Multifamily
Garden City's small-multifamily is the sleeper opportunity in Ada County. Zoning flexibility and corridor-adjacent parcels are where our investor pipeline has focused most recent 2–4 unit acquisitions.
Urban Infill
Garden City's urban-infill opportunity is denser than anywhere else in the Valley. The arts-district corridor has supported live/work conversions with strong tenant demand. We track every parcel with dual-use zoning and active or expired commercial-to-residential conversion approvals.
Lot Splits, ADUs & Duplexes
Garden City permits ADUs up to 800 square feet or 50% of the primary dwelling, whichever is less. Tiny Homes on Wheels are explicitly permitted as ADUs. Owner occupancy is not required (Garden City Code Title 8).
PUD Ordinance 1056-25 (June 2025) introduced a live/work overlay in the arts district corridor with reduced parking minimums. Our investor network treats Garden City as a separate underwriting regime from Boise.
Data
Garden City in context. Ada County, ten years.
Population series 2015 through 2025 from the U.S. Census Bureau vintage files and COMPASS 2025. Price figures from Redfin and Zillow as of March 2026.
Source: U.S. Census vintage 2023 and COMPASS 2025.
Source: Redfin and Zillow, March 2026. Point-in-time figures, not annualized.
Last updated: April 2026.
Ready when you are
Ready to look at Garden City?
Urban infill, Greenbelt frontage, distinct regulatory regime.