What does development land cost per acre in Nampa Idaho if you are looking at infill?

Right now it is $169,753 an acre at 604 S Midland Boulevard, a 9.72 acre parcel asking $1,650,000. Nobody publishes a per acre index for Nampa land, so a real listing is the closest thing to an answer you will get. Every time ground like this crosses my desk, my first instinct is to do the fun math. Price divided by lots. I have trained myself to do the boring math first, because the boring math decides whether the fun math ever happens.

What does an acre of development ground cost in Nampa?

There is no published number, which is exactly why this is worth writing down. Residential medians get reported every month. Raw land does not.

So you are left triangulating off actual listings. This one prices at $169,753.09 an acre across 9.72 acres. That is an asking price on one parcel rather than a market rate, and I would not treat it as an index.

What makes it a useful data point is the location. This is infill inside Nampa, off Midland between Roosevelt and Lake Lowell. Edge-of-town ground and surrounded-by-rooftops ground are two different products at two different prices.

What exactly is for sale at 604 S Midland?

Nearly ten flat acres with an old house still on it. Here is the sheet.

Detail	604 S Midland Blvd, Nampa
Asking price	$1,650,000
Acres	9.720
Price per acre	$169,753.09
Class	Land, development
Existing improvements	4 bed, 2 bath 1975 home, general purpose building, various sheds
Utilities	Natural gas, electric available
Irrigation district	Nampa and Meridian
2024 property taxes	$1,455.96
HOA	None
Financing terms	Cash or conventional
Ownership	Fee simple
Schools	Iowa, Lone Star, Nampa High, District 131
Days on market	143
MLS number	98962858

Manufactured homes are not allowed, and flood insurance is not required. The sellers exclude their personal property.

How many lots will the city actually approve?

Nobody can tell you that yet, and anybody who gives you a hard number is guessing. Lot yield comes out of the City of Nampa’s process, not out of a calculator.

What decides it is the zoning, the setbacks, the road and utility layout, the stormwater plan and whatever the council asks for along the way. Those are decisions rather than measurements.

So here is how I would handle it. Put your yield question to Nampa planning in writing during your due diligence period, and get the answer in writing back. Then run your pro forma off their number. I have watched people buy dirt on a napkin figure and spend the next eighteen months finding out what the real one was.

What does infill change about this parcel?

It changes almost everything, and mostly in your favor. From the air you can see what the listing means by enclave. Finished single family subdivisions wrap this parcel on nearly every side, with Midland running along the front.

That means your buyers already exist. It means schools, roads and services are in place. It also means your neighbors are already there, and neighbors show up to hearings.

The other half of infill is the part people underestimate. Being surrounded by houses does not mean the infrastructure walks onto your parcel by itself. Utility capacity and how service reaches the site are two separate questions, and both belong in your due diligence rather than in your assumptions.

What happens to the existing house?

It comes with the deal, and you cannot get inside it before you are under contract. The listing includes a 1975 home with four bedrooms and two baths, a general purpose building and various sheds.

That has two implications worth thinking through. During entitlement the house may be worth something as a rental, which offsets carry. At the end it is probably a demolition line item in your budget.

I would price it as a cost and treat any income from it as a bonus. Also plan on writing your offer with an inspection window that starts after acceptance, because that is when the door opens.

Has the price moved?

It has, and by a lot. The original asking price was $2,000,000. Today it is $1,650,000, which is $350,000 off. The MLS shows 143 days on market.

I put that in here because you would find it anyway. A number that has already moved once tells you something about how the seller is thinking.

It does not tell you the price is wrong. Land sits longer than houses do, because the buyer pool is small and every one of them has to do six weeks of homework before they can even form an opinion.

What does it cost to hold this while you entitle it?

Less than most people assume, at least on the tax side. The 2024 tax bill was $1,455.96, which is what farm ground with an old house on it costs to own.

Your real carry is money, not taxes. Terms here are cash or conventional, and a bank looks at raw land very differently than it looks at a house. Expect a bigger down payment and a shorter term than you would get on a rental.

Then add your entitlement budget. Engineering, surveying, application fees and the months in between are the line items that decide whether the deal pencils. There is no HOA and the property is fee simple, so at least the ownership side is clean.

What would I check before writing an offer?

Five things, in this order. All of them belong inside your due diligence period rather than after it.

1. Zoning as it sits today. Get the current designation from the City of Nampa in writing, and ask what a change would require.
2. Sewer and water service. Ask the city what serving this site actually takes and what it would cost. Put that question in writing too.
3. The irrigation district. This parcel sits in the Nampa and Meridian Irrigation District. Ask them about existing delivery, easements and what a development has to do about both.
4. Access and frontage on Midland. Confirm with the city and the highway district what accesses you get and where.
5. Survey and title. Nearly ten acres carved out of an older subdivision can carry easements nobody has looked at since 1975.

Who should not buy this?

Somebody who wants a finished lot. This is a project with a timeline measured in seasons, and the first year of it is paperwork rather than dirt work.

I would also steer you off it if your money has a short fuse. Entitlement runs on the city’s calendar, and that calendar does not care about your lender’s deadline.

For context on why a builder would take it on anyway, look at what Nampa is doing. The Census Bureau put the city at 100,200 people in the 2020 count and 120,384 as of July 2025. That is 19.9% growth in five years, and those people have to live somewhere.

So what is this actually worth?

It is worth whatever the city lets you build on it, and that number does not exist yet. Everything else here is knowable. The acreage is knowable, the taxes are knowable, the location is knowable, and the old house is knowable.

The yield is the one variable, and it is the one that moves the answer by seven figures. That is the whole deal in one sentence.

I have talked more people out of land than into it, and the ones who did well were always the ones who spent money on answers before they spent it on dirt.

Garrett with Living in Idaho at LPT Realty

Updated September 2026