The Treasure Valley's growth corridor.

Star is the fastest-growing small city on the Valley's west side. New-construction velocity has outpaced forecast three years running. The growth pattern is suburbanization of Middleton/Eagle spillover combined with price-sensitive buyer relocation from Meridian.

Star flip product is limited. Most stock is either new or under 15 years old. Basis is meaningfully above Nampa/Caldwell but below Meridian.

Star SFH rental product is thin but demand is strong. 3BR averages track Meridian's. Vacancy is tight.

Star's infill opportunity is the parcels that were overlooked in the first growth wave. We track lot-split-viable corners and strategic corridor-adjacent parcels.

Most of Star's near-term pipeline is annexation-adjacent parcels. We've represented acquisitions in the 24-to-36-month pre-annexation window where basis clears at 55–70% of post-annexation comparable.

Ordinance 428-2025 (December 2025) governs Star ADUs. Maximum size: 800 square feet or 50% of primary. Owner-occupancy requirement removed. Setbacks: 5 feet rear and side.

Much of Star's active pipeline involves pre-annexation parcels. Confirm jurisdiction (Star city limits vs. Ada County R-RP zone) before permitting.