Ada County · Idaho
Flat Fee MLS Listing in Garden City, Idaho
List your Garden City 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 Garden City
Garden City is an Ada County city almost completely surrounded by Boise, laid out along the north bank of the Boise River between State Street and Chinden Boulevard. It was incorporated in 1949 on land once farmed by Chinese gardeners, which is where the name Chinden comes from. For decades mobile home parks were its main housing, and many have since been replaced by townhomes and riverfront subdivisions. Today older cottages, manufactured homes, artist live-work buildings and new greenbelt townhomes can sit a block apart.
Garden City 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 Garden City should know
Most of Garden City lies in the Boise River floodplain, so buyers with federally backed loans must carry flood insurance. Have your flood zone and any elevation certificate ready before showings.
Buyers will ask about the Army Corps of Engineers flood study and FEMA's pending maps. Point them to the city's floodplain office rather than guessing how a remap could affect the lot.
Garden City runs its own water, sewer, trash and recycling billing. Tell buyers they will set up service with the city utility office instead of a Boise provider.
Many new riverfront townhomes are HOA communities with shared greenbelt access, pools or gated entries. Gather the dues, rules and any assessments before listing so buyers can compare them with nearby resales.
In the Surel Mitchell Live-Work-Create District, zoning lets artists live, work and sell from one building. If your property qualifies, say so plainly, because it changes how buyers can use the space.
Neighborhoods
Where people buy in Garden City
Waterfront District
A riverfront neighborhood off 36th Street that opened in 2007, with a clubhouse, pool, private beach and greenbelt access across the river from Esther Simplot Park. Homes are a mix of urban-style houses and townhomes, and buyers are usually people who want to live on the river minutes from downtown Boise.
Surel Mitchell Live-Work-Create District
Runs from 32nd to 37th Street north of Chinden to the river. Small older houses, mobile homes and metal warehouses sit next to artists' studios, urban wineries, breweries and tall new townhomes. It suits buyers who want studio space, a live-work setup or a townhome near the greenbelt.
Riverside Village
A residential area on the greenbelt west of the Glenwood Bridge, including the gated Woods at Riverside with mature landscaping, ponds and private greenbelt gates. Garden City prohibits cycling on the greenbelt through this stretch, which makes it quieter. Buyers here often want a settled, landscaped setting right on the river.
Parkway Station
An infill neighborhood near Adams and 42nd Street off Veterans Memorial Parkway, built as two phases of townhomes and cottages around 2018 and 2019. It sits next to Riverfront Park and the Boys and Girls Club, close to the greenbelt, and draws buyers looking for newer, lower-maintenance homes close to Boise.
State Street and The River Club
The area around the former Plantation Country Club on State Street, a golf course that opened in 1917 and was renamed The River Club in 2020. Nearby streets carry older ranch homes and townhome projects, and buyers here weigh golf and river proximity against State Street traffic.
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
Garden City 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.
- Garden City 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.
- Quite possibly. The city says most of Garden City sits in the Boise River's 100-year floodplain. FEMA adopted new maps for the area in 2020 but set Garden City aside while the city studies levee certification, so the current maps still apply for now. Homes in the regulatory floodplain with a federally backed mortgage must carry flood insurance. The U.S. Army Corps of Engineers is also studying options to reduce flood risk. The city's floodplain management office can confirm a specific parcel's zone.
- Most of Garden City is in the Boise School District, where addresses feed schools such as Shadow Hills and Madison/Whittier elementaries, North and Riverglen junior highs, and Boise and Capital high schools, depending on the street. A portion of the city is in the West Ada School District instead. Because the line runs through the city, buyers should check a specific address with the district's boundary lookup before assuming which schools it attends.
- Yes. In 2023 the City Council updated its accessory dwelling unit rules and allowed larger units than Boise does: an ADU may be up to 800 square feet or half the size of the main house, whichever is greater. That makes a backyard cottage or converted garage a realistic selling point on larger lots. Confirm current setbacks, parking and permit steps with Garden City's planning department before promising a buyer an ADU is possible.
- 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 Garden City 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
