Ada County · Treasure Valley, Idaho
We buy houses, land, multifamily, office and industrial property across Boise, Meridian, Eagle, Kuna, Star and Garden City — in any condition, in any situation. You pick the closing date.
Houses, ground and commercial buildings, in any condition.
Any condition. Deferred maintenance, dated, or mid-repair.
Occupied or vacant, up to a fourplex. Tenants, leases and deposits handled properly.
Estates, probate, multiple heirs.
Raw parcels, rural ground, well and septic property.
Buildable lots, splits, previously undeveloped ground.
Access issues, easements, floodplain, code violations.
Five units and up, priced on rent roll and NOI. Occupied, partly vacant, or mid-turnaround.
Single tenant, multi tenant, or sitting empty.
Warehouse, flex, shop and yard space.
More on the commercial side — how industrial districts differ across Boise, and where multifamily actually begins.
Three steps, and you are in charge of the last one.
That is the whole first step. We pull the parcel record, comparable sales and what the property actually is before we ask you anything else.
Not just an offer — the after-repair value we used, the work we think it needs, our holding costs and the spread we run on. You can check every line.
Accept, and we open escrow with a local title company. Need three weeks, or three months? Your call, not ours.
A property sale usually arrives mid-something — an estate to settle, a rental someone is done with, ground inherited and never seen. The property question is usually the easiest part of it.
You can ask us what a number would look like without deciding anything, and we will tell you when selling to a buyer like us is the wrong move.
How it actually works
Every claim on this site cites the statute or the county record it came from. Here is a sample of what actually governs property in Ada County.
Idaho Code 40-1406 bars a city inside a countywide highway district from maintaining city highways or levying taxes for them. In Ada County that means sidewalk and approach questions are a district matter, not a city one.
Idaho Code § 40-1406
One protects $175,000 of equity from creditors (55-1003). The other takes part of a home's value off its property tax assessment (63-602G). Ada County's own website calls both by the same name.
Idaho Code §§ 55-1003, 63-602G
A trustee's sale needs 120 days' notice. Property tax delinquency takes three years before a tax deed can issue — then redemption can survive up to fourteen months longer. Confusing the two costs people their timeline.
Idaho Code §§ 45-1506, 63-1005, 63-1007
Districts, ditch companies and lateral associations — and title to the Boise Project's canals remains with the United States. If a lateral crosses the parcel, who you deal with depends on which one it is.
Ada County irrigation districts map
Idaho caps domestic use at 13,000 gallons a day including half an acre of irrigation, and expressly excludes subdivisions and multi-unit developments. That is a real limit on what rural ground can become.
Idaho Code § 42-111
When an Idaho rental changes hands during a tenancy, the new owner becomes liable for refunding the deposits. It matters to both sides of the table.
Idaho Code § 6-321(3)
A direct sale buys speed and certainty, and it costs you some of the price. Sometimes that trade is wrong. Here is when.
A tidy, financeable house with three months of runway will almost always net more on the open market, even after commission. We will tell you that rather than let you find out later.
We are not the highest bidder. We are the certain one. If price is the only variable that matters to you, list it.
If a buyer with financing has offered near asking and can close, take it. We are not going to beat that number.
One field. We will look at the parcel and the comparable sales, then come back with a number and the working behind it. No obligation, and no pressure if the answer is that you should list it instead.
Serving Boise, Meridian, Eagle, Kuna, Star, Garden City and unincorporated Ada County.