Inside the Heritage Project: What Passive Investors Should Know

In the heart of Idaho’s Treasure Valley, just minutes from Lake Lowell and within the Boise metropolitan area, IMH Companies is building more than homes. It’s building a model for disciplined, data-driven residential investing.

The Heritage project captures what IMH does best: identify growth early, structure investments transparently, and execute with precision. For accredited investors seeking steady performance and clear alignment, Heritage offers a front-row seat to Boise’s continued expansion, and a case study in what passive real estate investing should look like.

Why Boise? Why Now?

Boise has emerged as one of America’s most resilient and livable midsize markets. Its growth story is both organic and diversified, grounded in real fundamentals rather than speculation.

Over the past five years:

• The region has added 50,000+ new jobs, particularly across healthcare, technology, and construction.
• Population has climbed more than 15%, with strong in-migration from the West Coast.
• The unemployment rate remains below 3%, and median household income has risen by 18%.

The Executive Vice President at IMH, summarizes the firm’s market thesis succinctly:

“Our approach is simple: Follow the fundamentals. Boise’s strength isn’t temporary; it’s powered by jobs, income, and long-term migration.”

This consistent inflow of professionals, families, and retirees is driving demand for larger lots, modern homes, and communities that balance space with access. Heritage is designed precisely for that need.

The Heritage Vision: From Farmland to Family Estates

Heritage is a 99-lot residential subdivision spanning 207 acres in Nampa, Idaho, a short drive from downtown Boise and adjacent to some of the region’s most desirable recreation and school zones.

Each home will sit on 1.5+ acre lots, offering between 2,534 and 3,191 square feet of thoughtfully designed living space. With its proximity to Lake Lowell and open greenbelt areas, Heritage appeals to lifestyle buyers seeking privacy, quality, and access — the kind of end-user demand that underpins stable investor returns.

An Executive Team Member at IMH, puts it this way:

“Heritage represents smart growth, the kind of community that enhances both livability and long-term value.”

With entitlements and approvals expected by Q1 2026, IMH will deliver the project in four sales phases over approximately four years. This phased approach allows flexibility in adjusting to market absorption while preserving construction and cash flow efficiency.

Returns are distributed upon lot sales according to a straightforward waterfall: capital return → preferred return → profit share. Investors receive detailed financial updates and milestone reporting through IMH’s secure investor portal.

For passive investors, this means true alignment: IMH only profits after investors do.

From Entitlement to Exit: IMH’s Proven Process

Heritage’s progress follows IMH’s disciplined development framework, the same process that has delivered strong returns across multiple Western U.S. markets.

1. Sourcing: IMH identifies high-potential sites through municipal and broker relationships, focusing on zoning clarity and infrastructure access.
2. Entitlement & Engineering: Roughly 3–6 months of coordinated planning, permitting, and plat approvals.
3. Horizontal Development: 18–24 months of infrastructure construction, including roads, utilities, and grading.
4. Vertical Construction & Sales: Rolling phases of home construction and sales over 12–24 months.
5. Exit & Distribution: Investors receive their preferred return and profit share upon lot closings.

Quarterly updates ensure accountability and precision at each stage. IMH’s internal finance and operations teams maintain oversight of budgets, reporting, and contractor coordination, all designed to protect investor capital.

“Our strength isn’t just in the projects we build, but in how we manage every step, from entitlement through disposition.” - Executive Team Member

Performance Outlook: Predictable and Disciplined

The Heritage model projects a 10% annual preferred return, with a target IRR of 26.8% over a 4-year hold period.

Performance will be measured through key benchmarks including entitlement milestones, absorption rates, and investor distributions. Each metric is tracked against IMH’s underwriting assumptions to ensure disciplined execution and accountability.

By focusing on estate-sized lots, a scarce segment in the Boise market, IMH positions Heritage for both durability and upside potential. Builder pricing and lot absorption trends remain favorable, particularly in the submarkets surrounding Nampa and Meridian, where demand continues to exceed supply.

For investors, typically professionals balancing busy careers, family life, and long-term wealth goals, Heritage offers a chance to participate in a professionally managed project with meaningful cash flow and upside potential.

The IMH Difference: Performance Built on Principles

IMH’s mission is to build value the right way, through disciplined growth, transparent partnerships, and a focus on fundamentals that outlast market cycles.

The firm’s Five P’s framework, Product, People, Process, Performance, Price, ensures every project, including Heritage, aligns investor interests with community benefit. Leadership’s “skin in the game” approach and zero-fee model underscore that philosophy.

As an Executive Team Member puts it: “We don’t charge for access. We earn through performance. Our investors’ success defines ours.”

Conclusion: A Case Study in Smart, Passive Investing

The Heritage project demonstrates that patient, transparent, and data-driven investing still thrives, even in a changing economic landscape. For passive investors, it’s a window into how IMH creates value through discipline, timing, and integrity.

Boise’s growth story is still unfolding, and Heritage gives investors a seat at the table, without the noise, the hype, or the hidden fees.