Ada County · Idaho
Flat Fee MLS Listing in Boise, Idaho
List your Boise home on the MLS for one flat fee, from $399, instead of a listing commission that grows with your sale price. A licensed Idaho broker publishes the listing, and you keep control of the sale.
Call or text 801-864-3449
Treasure Valley
JupiDoor in Boise
Boise grew up around Fort Boise, set in 1863 where the Boise River leaves the foothills, and it is now Idaho's capital and largest city. The oldest housing sits in the North End and along Warm Springs Avenue, where some houses have been heated with geothermal water since the 1890s. Postwar ranches cover the Bench, the terrace above downtown, while Harris Ranch and West Boise hold newer subdivisions. State government, Boise State University, St. Luke's and Micron shape who buys here, and the Greenbelt and foothill trails shape where they want to be.
Boise homes are listed on the Intermountain MLS, one of the Idaho MLSs JupiDoor lists on. Your listing goes on it under a licensed Idaho brokerage, and from there to the sites buyers search.
Local knowledge
What sellers in Boise should know
Warm Springs Avenue is a Boise local historic district as well as a National Register district, so buyers planning exterior changes will want to know how the city's historic preservation review applies.
Foothills homes fall under Boise's Wildland Urban Interface rules, which set building, site and landscaping requirements, so have records of roofing, siding and vegetation work ready for buyers.
Boise's zoning code that took effect in December 2023 allows accessory dwellings up to 900 square feet without owner occupancy or extra parking, so a convertible basement or garage is worth describing.
Parts of West and Southwest Boise are in the West Ada School District rather than the Boise School District, so confirm your address with the district boundary tools before writing school details.
Canals such as the Ridenbaugh cross the Bench, and irrigation district assessments become a lien if unpaid, so check whether your lot is assessed and pay it current before closing.
Neighborhoods
Where people buy in Boise
North End
Early-1900s Craftsman bungalows and cottages on tree-lined streets between downtown and the foothills, centered on the Hyde Park shops and Camel's Back Park. Buyers are usually after walkability and trail access and are prepared for small lots, detached garages and the upkeep an older house needs.
Warm Springs Avenue and the East End
Large Queen Anne, Colonial Revival, Tudor and bungalow houses along a wide boulevard running east from downtown, several built by the owners of the 1890s hot-water line and still tied to geothermal heat. It is a local and National Register historic district, and buyers tend to want a landmark house.
The Bench
The raised terrace south of downtown, made up of areas such as Depot Bench, Vista and Central Bench. Housing is mostly 1940s to 1960s ranches and cottages on bigger lots, with some newer infill, and it draws first-time buyers and people wanting a short drive to downtown and the airport.
Harris Ranch and Barber Valley
A planned community in the Barber Valley southeast of downtown, on the site of the old Barber lumber mill town. It mixes single-family houses, townhomes and condos built since the 2000s along Warm Springs Avenue near the river, and appeals to buyers wanting newer construction on Boise's east edge.
West Boise
Subdivisions from the 1970s onward spread between the Bench and Meridian, with ranches, two-story houses and townhomes near the retail along the Interstate 84 corridor. Buyers are often looking for more square footage at a lower entry point, and some streets here are in the West Ada School District.
Your Idaho broker
Mike Heslop
Founder, Principal Broker & Owner of JupiDoor
Mike founded JupiDoor to price real estate the way he thought it should be priced. He is a REALTOR® and the licensed broker behind every Idaho home we put on the MLS.
- Licensed full time since
- January 2015
- Idaho licenses
- DB54652 · Brokerage 1071281
- Member of
- Boise Regional Realtors
- Career totals
- 500+ closed transactions · $300 million
Flat Rate Selling Packages for Idaho Sellers
MLS Starter
- Listing on your local MLS
- Listed on Zillow, Realtor.com, etc.
- Listed on Local Broker Websites
- Access to all real estate documents
- Comparable Properties
- All phone calls directed towards you
- 10 Photos listed on the MLS
- 5 Free MLS changes
- 1 Open house posting
$399
Sign UpMLS Premium
- Listing on your local MLS
- Listed on Zillow, Realtor.com, etc.
- Listed on Local Broker Websites
- Access to all real estate documents
- Comparable Properties
- All phone calls directed towards you
- 60 Photos listed on the MLS
- Unlimited open house postings
- Unlimited MLS changes
- Offer Reviews and Consulting
- Handling of paperwork
$499
Sign UpFull Service Realtor
- Listing on your local MLS
- Listed on Zillow, Realtor.com, etc.
- Listed on Local Broker Websites
- Access to all real estate documents
- We handle all paperwork
- Comparable Properties
- We take all phone calls
- Unlimited photos on the MLS (as many as the MLS allows)
- Unlimited open house postings
- Unlimited MLS changes
- Full negotiation Support
- One-on-one Virtual meeting
- For Sale Sign
- Lockbox
How it works
Listing in Idaho, step by step
Five steps from picking a package to closing. Everything in between happens in your account.
- 1
Choose a package
Pick from MLS Starter, MLS Premium, Full Service Realtor, and add anything else you want. You pay once, when you sign up.
- 2
Complete the online listing
Your address, price, property details, photos and MLS information all go in through your dashboard, at whatever pace suits you.
- 3
We put it on the MLS
A licensed broker reviews what you entered and publishes the listing to your local MLS, which feeds Zillow, Realtor.com and local broker sites.
- 4
Showings and offers
Buyers and their agents reach you through the listing. On MLS Premium and Full Service Realtor we read the offers with you before you sign anything.
- 5
Close and keep your equity
There is no listing-side commission taken out of your sale — only the Full Service Realtor package adds 0.5% at closing.
Your Potential Savings
Set your Idaho sale price to see what a 3% listing-side commission would cost you, and what you keep instead.
Traditional listing commission at 3%
$15,000
Most you could keep
$14,601
with MLS Starter at $399
MLS Starter
You keep$14,601
You pay $399
MLS Premium
You keep$14,501
You pay $499
Full Service Realtor
You keep$12,001
You pay $2,999 ($499 + 0.5% at Closing)
What you payWhat you keep
An estimate of the listing side only. A buyer’s agent commission, if you offer one, is separate.
FAQ
Boise questions
- There are 3 packages: MLS Starter at $399, MLS Premium at $499, Full Service Realtor at $499 plus 0.5% at closing. The package price is paid up front, when you sign up, instead of a listing commission. A buyer's agent commission, if you choose to offer one, is separate and is yours to set.
- Boise homes are listed on the Intermountain MLS. In Idaho, JupiDoor lists on the Intermountain MLS, Pocatello MLS and Snake River MLS, so your home goes on the one that covers your area, and from there to Zillow, Realtor.com and local broker websites.
- Most of Boise is in the Boise School District, which covers a large part of Ada County. West Ada School District, the largest district in Idaho, takes in portions of West Boise and Southwest Boise, so two homes a few miles apart in the same city can be assigned to different districts. Neither district's boundaries are fixed forever, and West Ada has redrawn attendance areas more than once. The reliable way to answer the question for a specific house is the boundary lookup on each district's website or a call to the district's transportation and boundaries office.
- Usually yes. Boise's modern zoning code, in effect since December 1, 2023, allows accessory dwelling units by right in the R-1A, R-1B, R-1C, R-2 and A-1 zones, generally with an administrative permit rather than a public hearing. The maximum size rose to 900 square feet or half the size of the main house, whichever is smaller. There is no owner-occupancy requirement and no required parking. Basement, attic and garage conversions, additions and new detached units all qualify. Check the zoning of the specific lot with Boise Planning and Development Services before promising a buyer an ADU.
- Idaho Code 67-6539 bars cities from prohibiting short-term or vacation rentals, and as amended it also stops cities from requiring a license, permit or registration to operate one. Boise can still enforce the same noise, parking, nuisance and occupancy rules that apply to any home, and the statute allows basic safety requirements such as smoke and carbon monoxide detectors. That state law does not rewrite private covenants, so a buyer planning a rental in a subdivision should still read the recorded CC&Rs and any HOA rules.
- That is your call. Many sellers still offer something toward the buyer's agent to keep their home competitive, but it is optional, and since August 17, 2024 the offer can no longer be published on the MLS. You record what you are willing to offer when you set up your listing, and it is shared with buyer agents directly rather than on the listing. Whatever you offer, the listing-side savings are yours.
Ready to list your Boise home?
Pick a package and start your listing online, or call and we will walk you through it.
Or call and text 801-864-3449
