Boise
West and Southwest Boise homes: a guide to 83704, 83709, and 83713
Found a Boise listing in 83704, 83709, or 83713 and want some context? You'll see these ZIPs a lot in west and southwest Boise listings. Here's how they relate to the City of Boise's West Bench and Southwest planning areas, a sewer question worth asking, and a couple of parks nearby. You can browse live Intermountain MLS (IMLS) listings in all three ZIPs right now.
Browse homes: All three ZIPs on the map · 83704 · 83709 · 83713 · All of Boise
Set your price and bedrooms, then Save this search so new matches come to you. Comparing homes across these ZIPs? Talk to a local expert. No obligation.
What a ZIP code tells you
A ZIP code is a mail route. It tells you where the mail goes, not which rules apply to a house. Property taxes, city limits, school district, and any HOA all follow the specific address.
These three ZIPs don't line up neatly with the City's planning areas, so treat them as a rough guide. The Boise School District puts it plainly: city limits and mailing addresses don't always match school district boundaries. When you find a home you like, check the address itself.
The West Bench
The City of Boise's Blueprint Boise plan has a West Bench planning area. Its chapter (dated August 1, 2023) describes a mix of employment centers, retail and commercial services, and neighborhoods. The West Bench sits next to three other cities: Garden City, Meridian, and Eagle.
Boise Towne Square Mall and the commercial district around it are here, along with strip commercial on arterial roads such as Fairview and Cole. In the northwest part of the West Bench, that commercial thins out and residential neighborhoods take over.
In plain words: depending on the street, you may be near a shopping corridor or tucked into a residential neighborhood. Walk or drive the area around any home you're serious about. For the City's own framing, see the Blueprint Boise West Bench chapter (PDF).
Southwest Boise
Blueprint Boise's Southwest chapter describes a mix of lower-density development and more intense, urban development near Cole Road and I-84. The Southwest is mostly single-family homes, with commercial, retail, and industrial uses in its northern portion. The City also notes that several larger planned developments with a mix of uses have been approved there.
Many of the older subdivisions were built in the 1960s and 1970s, when this part of the valley was still unincorporated Ada County. Parts of the Southwest have since been annexed into the city over time, so it's worth checking whether a specific home sits inside Boise city limits.
Sewer or septic? Ask for each home
The City says that in the early 1980s the Southwest saw widespread septic system failures, and Ada County asked the City to extend municipal sewer into the area. Many homes are on city sewer today, but don't assume it.
- Check the listing and seller disclosure for sewer or septic.
- If it's septic, ask for the system's records and plan an inspection.
- Idaho wells, septic, and irrigation water covers what to ask about a septic system.
See the Blueprint Boise Southwest chapter (PDF) for the City's history of the area.
Parks
Two City of Boise parks, one in each planning area. Listed alphabetically:
- Hobble Creek Park (West Bench): a 21-acre community park near Eagle Road and Chinden Boulevard, next to the West YMCA. It has a pickleball complex, tennis courts, a sand volleyball court, sports and Little League fields, three covered shelters, an accessible playground, year-round restrooms, and a 0.58-mile pathway around the park.
- Molenaar Park (Southwest): a 20-acre park at 2815 S. Maple Grove Rd., between Victory and Targee. It has a perimeter walking path, an accessible playground, a skate park, a fenced off-leash dog area, a pond, a summer splash pad, sand volleyball, and sports fields.
Find more on the City's parks list.
What to check before you offer
| Ask | Where to look |
|---|---|
| City sewer or septic? | Listing and seller disclosure. See Idaho wells, septic, and irrigation water |
| Which school district, Boise or West Ada? | Boise School District attendance areas or West Ada attendance areas |
| Is there an HOA? | Title commitment and CC&Rs. See Idaho HOA and new communities |
| Inside Boise city limits? | Ada County property search and the Ada County Assessor |
| What does the inspection cover? | Idaho home inspection and appraisal |
The City notes the West Bench includes schools in both the Boise and West Ada districts, so school assignment depends on the address. Use the district's boundary lookup for any home you're serious about.
Browse west and southwest Boise homes
Start with a ZIP, then zoom the map to the streets you care about.
- 83704, 83709, and 83713 on the map: Boise listings in all three ZIPs
- 83704 homes · 83709 homes · 83713 homes
- Boise homes: the city hub
- Boise on the map: zoom to the West Bench or Southwest
- Next door: Meridian · Garden City · Eagle
- Region: Treasure Valley
Set your filters, then Save this search or Get listing updates.
Looking across the line in Meridian too? Meridian homes by ZIP code covers 83642 and 83646. Weighing an older home against a newer one? New construction vs resale walks through the tradeoffs.
Looking at the East End, Warm Springs, or Barber Valley? Southeast Boise and the East End covers historic districts, geothermal heat, and the river parks nearby.
Looking at the Central Bench too? Boise Bench homes covers mid-century streets, infill, and what to check.
Selling a home before you buy? Request a home value and a local expert will send you a range based on recent nearby sales.
Related guides
| Guide | Why it helps |
|---|---|
| Boise homes by ZIP code | Boise's street-address ZIPs, including 83704, 83709, and 83713 |
| Meridian homes by ZIP code | Meridian's 83642 and 83646, next door to the West Bench |
| North End Boise homes | Another Boise area, with historic districts and older-home questions |
| Southeast Boise and the East End | Warm Springs, the East End, Barber Valley, and the river parks |
| Boise Bench homes | Mid-century streets and infill on the Central Bench |
| Treasure Valley cities | How Boise compares with other valley cities |
| New construction vs resale | Tradeoffs between older and newer homes |
| Idaho wells, septic, and irrigation water | What to ask if a home is on septic |
| Idaho HOA and new communities | What to read before you buy in a community with an HOA |
| Townhomes and condos in the Treasure Valley | Ownership and HOA questions for attached homes |
| Idaho home inspection and appraisal | What happens after your offer is accepted |
| Idaho homeowner's exemption | How and when to apply if it'll be your primary residence |
| Buy an Idaho home from out of state | Steps for buying from a distance |
| Selling your Idaho home | Steps if you're selling before or while you buy |
| What is my Idaho home worth? | How a home value range comes together |
| All guides | Every BrowseIdaho guide in one place |
FAQ
- Which Boise ZIP codes are in west and southwest Boise?
- Listings in west and southwest Boise commonly show 83704, 83709, or 83713. ZIP lines don't match the City's planning-area lines, so treat a ZIP as a rough guide and check the specific address.
- Is 83709 in Boise or Meridian?
- Homes listed in 83709 carry Boise mailing addresses. Whether a specific home is inside Boise city limits is a separate question, so check its Ada County property record.
- Are homes in southwest Boise on city sewer?
- Many are. The City of Boise extended municipal sewer into southwest Boise after widespread septic failures in the early 1980s, but confirm sewer or septic for each home in the listing and seller disclosure.
- Which school district serves west Boise?
- It depends on the address. The City notes west Boise includes schools in both the Boise and West Ada districts, so use the district's boundary lookup for a specific home.
- What kinds of homes are in southwest Boise?
- The City describes the Southwest as mostly single-family homes, including older subdivisions built in the 1960s and 1970s, with several larger planned developments approved more recently.
- What parks are in southwest Boise?
- Molenaar Park, a 20-acre City park at 2815 S. Maple Grove Rd., has a walking path, accessible playground, skate park, fenced off-leash dog area, pond, splash pad and sports fields.