The Boise Turnkey Beat
September 2024 Volume 4
Real Estate Radar
Did you know that our team is finding and working on development projects in Boise?
It probably goes without saying, but the growth in Boise has been explosive over the last 10 years. You are likely reading this newsletter as a result of that in some way.
Planning and zoning has definitely noticed the challenges that come with that growth- infrastructure needs, parking and traffic issues, lack of housing and DEFINITELY a lack of affordable housing. In order to create more inventory, and especially more affordable inventory, the city of Boise completely overhauled their zoning code last year. You can read some of the highlights here.
With growth comes challenges, but also opportunities. We here at Boise TurnKey have a mission statement and part of that is improving the quality of life for everyone we work with- investors, management clients and tenants. As such, we are working with the city to create more housing in accordance with the new zoning code. Our city's dedication to creating options for young people to participate in the American Dream and buy their own home is obvious in the new zoning code. Higher density is allowed if a builder or developer creates units that are affordable according to the area median income.
Our crew has spent the last year putting together a team that can help us help our clients and tenants and build more affordable housing in Boise. We are currently working on a 28 unit development near Ustick and Five mile. Our capital raising partnership with West Bench Capital has been fruitful- you can read more about the project here.
We are excited about this opportunity to work with our clients to invest together- if you have questions or interest in investing in this project, please reach out. In addition, we are even more excited to provide affordable housing to people here in Boise, the greatest little city in the US!
Happy Investing!
Chat with Us
Corby sits down to talk about the Arch Street Project
First Time Home Buyer Class
We had such a great time hanging out with these folks on the night of the 8th! Look for more first time home buyers classes in the future!
Property Management Corner
Can we all breathe a collective sigh of relief and enjoy this weather? A lovely cool down, a gradual settling into fall, no more scorching wildfires and smoke filling the air- and those gorgeous golden leaves ruffling in the refreshing breeze? We’ll take it all day, every day. For a few more weeks, anyway. At Boise TurnKey, we can’t get too cozied up with our pumpkin spiced lattes, because we still indeed have work to do.
As the fall weather changes into winter, your home's needs also change. This is especially true for the upcoming winter, when freezing temperatures and storms can cause severe wear and tear to the property. To protect your home from this damage and other unwanted consequences of cold weather, there are a handful of steps you can easily take to help winterize your home. Having a checklist on hand BEFORE severe weather conditions hit will help you keep your home safe until warmer temperatures return.
Boise TurnKey’s Winterizing Checklist for Preventative Maintenance
- Weatherproof doors and windows- Basic weatherstripping, door sweeps and foam insulation can do wonders to prevent drafts from creeping in and raising your heating bills.
- Inspect your roof and gutters- Take a basic peek at the gutters- remove pine needles, leaves, other obvious debris. Look for frayed, curled, or missing shingles.
- Switch to LED lights- LED bulbs last longer, use much less power, and omit only 5% of their energy as wasted heat compared to traditional bulbs.
- Disconnect hoses and sprinkler systems- Be sure to disconnect your hoses from the hose bibs, and consider placing a foam insulating cup over the bib. Sprinkler systems should be blown out by a professional to ensure all lines are clear, and the backflow system is protected.
- Protect your garden spaces- The time is now to cut back overhanging branches that impede over the roof and walkways. Many gardeners will offer “fall clean ups” to help tuck your garden beds in for a long winter’s slumber.
- Outdoor power tools, such as mowers and string trimmers, need to be cleaned and maintained prior to storing. Buy snow melt and keep a bucket near your exits, and be sure your snow shovels are easily accessible before the snow flies! If you have a snow blower, it's time to inspect it before the first snowfall to ensure it's working properly.
- Move outdoor equipment inside- Cold temperatures, snow and ice can damage outdoor furniture and grills. If possible, store them in the garage or basement- or purchase covers to protect them. (If you have a gas grill with a propane tank, close the tank valve and disconnect the tank first. It must be stored outside.)
- Have your furnace inspected and consider having ducts cleaned- Replace your filter every three months to ensure proper airflow and excessive debris won’t present a problem.
- If you have a wood-burning fireplace, be sure to check for animal nests, soot or creosote buildup and other debris. Call a chimney sweep to thoroughly clean the chimney before your first winter use, and have them inspect the function before building your first fire of the season.
Stand Out Statistics
Standard metrics that Boise Turnkey Management monitors every month. This month the focus was on the return to rental market metric. This is the average number of days it takes us to complete a unit turn and make it rent ready for the next tenant

The Boise TurnTea
Did you know there are programs available to help those struggling with rent? At Boise Turnkey Management, we regularly work with these programs to ensure tenants have access to the resources they need during difficult times. In many cases, tenants face temporary challenges and just need a bit of assistance to get back on their feet. We've seen many tenants successfully return to self-sufficiency after seeking help from these programs. Our goal is to create stability for both tenants and property owners.
Catch Program - ada county 208-3364663 canyon county 208-495-5688
Jesse Tree -208-383-9486
Project Dove -541-889-6316
Division of Family and Community Services | Idaho Department of Health and Welfare
2-1-1 or 1-800-926-2588
Faces of Hope 208.986.4357 (HELP).

Out on the Town
October 10th Sunset Soiree @ Good Life Farms
October 11th/18th Boise Parade of Homes
October 12th The World's Largest Dinosaurs @ Idaho Discovery Center
Behind the Scenes Tours at the Old Idaho Penitentiary.
October 15th Pizza and Sandwich Night @ The Nomadic Oven
October 16th A Macabre History of Boise Walking Tour
October 18th Garden Movie Night - Hocus Pocus
October 19th Paawzitvely Created Craft Fair
October 24th Witchy Market
October 24th Meridian Trunk or treat
October 26th Boo at the Zoo
October 27th Night of a Thousands Pumpkins
November 1st Holiday Bazaar @ Rustic Days barn
November 9th Fireman Fashion Show @ Boise Centre on the Grove
November 17th Winter Wonderland Opening Weekend
November 21st Merry Grinchmas Market @ Scentsy Commons
In Other News
Delectable
Butterbeer cookies with salted Caramel frosting
We are all wishing for some cooler weather these days. This amazing Taco Soup will be sure to have you in the fall mood. Paired with some steaming hot corn bread and this will be a family favorite.

Ingredients
For the Butterscotch Sauce:
- 1/2 cup heavy cream
- 1/2 cup dark brown sugar, packed 110 grams
- 1/2 cup salted butter 113 grams or 8 tbsp
- pinch of flaky sea salt
For the Cookies:
- 1 cup + 2 tbsp salted butter See note below if you want to skip the brown butter. You'll start with 254 grams and want 206 grams left after browning.
- 1/3 cup + 1 tbsp butterscotch chips, melted
- 3/4 cup dark brown sugar, packed 163 grams
- 3/4 cup granulated sugar 156 grams
- 2 large eggs, at room temperature
- 1 and 1/2 tsp vanilla extract
- 3 cups all-purpose flour, spooned & leveled 390 grams
- 1 tsp baking powder
- 1 tsp baking soda
- 1/2 tsp salt
For the Butterbeer Frosting
- 6 tbsp salted butter Brown it if desired, or not if you want one fewer step
- 4 and 1/2 ounces cream cheese This only needs 5 mins or so at room temp
- 2 and 1/4 cups powdered sugar
- 3/4 tsp vanilla extract
- 1/3 cup butterscotch sauce
- pinch of salt to taste
Instructions
- Make the Butterscotch Sauce: Melt the butter in a medium saucepan over medium heat. Stir in the brown sugar and heavy cream. Then, let the mixture come to a boil and let it boil for 5 minutes. Do not stir it at all during this time. When the time is up, remove from the heat and stir in a generous pinch of flaky sea salt (to taste). Transfer to a jar or bowl to cool completely before using.
- Make-Ahead Tip: This can be made up to 24 hours ahead. Store in a jar in the fridge.
- Brown the Butter: (Optional step, see note below.) In a medium saucepan over medium heat, melt the butter. Turn the heat to medium-low and continue cooking the butter – stirring lazily. The butter will get foamy, then turn golden, then start to turn brown and develop a nutty/caramely sort of aroma. Once it reaches a deep golden color, pour into a heat safe container and pop into the freezer for 10-20 minutes, to cool down to room temperature.
- Make the Cookie Dough: Add the room temperature melted brown butter to a mixing bowl and whisk in the melted butterscotch chips. Whisk in the sugars. Add the eggs and vanilla, and whisk until smooth and combined, about 30-45 seconds. Stir in the dry ingredients, making sure to scrape the sides and bottom of the bowl with a spatula to get any straggler bits of flour.
- Rest Dough & Ball Cookies: Cover the bowl with a clean kitchen towel and let the dough rest in the fridge for 10 minutes. Preheat your oven to 365℉. Line a few cookie sheets with parchment paper. Once dough is rested, scoop into balls 60 grams in size. Roll the dough balls in granulated sugar. (Keep extra dough in the fridge while other pans are baking.)
- Bake Cookies: Bake 5-6 cookies per cookie sheet. Bake for 10 minutes. The cookies will be slightly puffy and the edges will appear set. Gently press down on the cookies with the back of a measuring cup to make them a tad flatter, for frosting. Let the cookies cool on the baking sheet for 5-10 minutes, then transfer to a wire rack to cool completely before frosting.
- Make the Frosting: In a medium bowl, beat together softened butter and cream cheese well with an electric mixer on high speed. Gradually beat in the powdered sugar, then add the butterscotch sauce, vanilla, and a pinch of salt. Mix until smooth. If your frosting becomes weepy, pop it in the fridge or freezer for 10-30 minutes to stiffen up a bit.
- Make-Ahead Tip: This can be made up to 24 hours ahead. Cover tightly and store in the fridge. Let come back to room temp for 10 minutes or so and beat with your mixer to get it back to spreadable consistency before using.
- Assemble Cookies: Use a small cookie scoop to drop a dollop of frosting onto each cookie, then use a small offset spatula to spread it and make a swirl. Drizzle butterscotch sauce onto each cookie and add some sprinkles if desired.
- Serve & Store: Enjoy once decorated! They can also be refrigerated for a day before serving once decorated if making ahead. Store leftovers in an airtight container in the fridge for 4-5 days. They need to be refrigerated because of the frosting and sauce.
Notes
Brown Butter: When you brown butter, you will lose some of the volume, as some of the water content in the butter will evaporate. In theory, browning 1 extra tbsp of butter per stick (or 1/2 cup) will ensure you end up with the correct amount. However, I’ve noticed that when I brown 1 cup of butter + 2 tbsp, I often end up with slightly under 1 cup in the end. Keeping the butter at that amount slightly under 1 cup turned out to be the perfect amount for this recipe. So, after your butter is browned, if you care to measure it you should have 206 grams, not 226 (which would be 1 cup). If you do have less than 206, let the butter cool to room temperature, then add a bit of water to make up the difference (I usually need just 1 tbsp) If you have more, your cookies will spread a bit more, or you can remove some butter to get to 206 grams. 206 grams is equal to 14 and 1/2 tablespoons of butter.