You’ve typed “cheap apartments near me” into Google more times than you’d like to admit. And every time, you get the same boring results: older buildings, smaller square footage, or a longer commute. But there’s a smarter play that almost nobody in the Ammon or Idaho Falls rental scene discusses openly. It’s not a shady Craigslist deal or a rundown complex. It’s hiding right below your feet-literally.
I’m talking about garden-level apartments. Those bottom-floor units that sit partially below ground. They’re often $150 to $250 cheaper per month than the exact same floor plan one floor up. And if you know what to look for, they can be a solid deal-not a punishment.
Why They’re Cheaper
Eastern Idaho sits on volcanic basalt and a high water table. Digging full basements is expensive and risky. So builders in the ’70s, ’80s, and early ’90s used a garden-level design: the bottom floor is recessed a few feet, windows sit at ground level, and the unit feels a bit like a daylight basement. Because they get less natural light and feel less private, landlords slash the rent.
For example, a standard one-bedroom in a complex like The Overland off Hitt Road in Ammon might rent for $1,100 to $1,200 a month. The garden-level unit in the same building? Often $850 to $950. That’s real money-especially when average rents in Idaho Falls have climbed past $1,100.
The Upsides You Might Not Expect
Let’s be honest: living half underground isn’t for everyone. But there are some genuine perks that renters rarely talk about.
- Stay cooler in summer. Garden-level units stay 10 to 15 degrees cooler naturally during July and August. Your AC bill can be $30 to $50 lower than a top-floor unit.
- Less street noise. Being partially below grade muffles traffic from busy roads like Hitt Road or South Boulevard. You’ll hear your upstairs neighbors’ footsteps, but not the semi trucks.
- Lower deposits. Landlords know these units turn over faster. Many will knock $200 off the security deposit just to get a tenant in. Some offer first-month discounts, too.
Watch Out for These Traps
The discount exists for a reason. Here’s what you need to check before signing anything.
Moisture and Mold
Idaho Falls gets about 10 inches of rain and 40 inches of snow each year. Garden-level units without a proper sump pump or French drains can get musty by February. I’ve walked into units near East 17th Street that smelled damp even in July. Ask the landlord directly: “Has there been any water intrusion? Is there a sump pump?” If they dodge the question, walk away.
Frozen Windows
Snow piles up against ground-level windows. In older complexes near the Ammon greenbelt or the Snake River floodplain, windows can stay frozen shut for months. That means no fresh air and no emergency escape. Test the window yourself during your tour. If it’s stuck, demand a repair in writing.
Pest Problems
Ground level means easier access for ants, mice, and field crickets-especially in fall. Complexes near canals or open fields, like those off First Street in Ammon or near Freeman Park, see more activity. Ask about the last pest control date and whether treatments are included in your lease.
How to Find These Hidden Deals
Not every complex has garden-level units. The sweet spot is buildings constructed between 1975 and 1995.
- In Ammon, check along Hitt Road between Lincoln Drive and I-15. The Ammon Garden Apartments and Creekside Village often have garden-level vacancies that linger on the market.
- In Idaho Falls, look at older buildings along South Boulevard near the river. The Parkside Apartments complex and a few properties near West Broadway also offer discounted bottom floors.
- On apartment sites, filter for buildings built before 1995 and search for terms like “garden,” “ground floor,” or “partial basement.” Skip newer luxury complexes-they rarely discount these units.
Your Action Plan for Scoring the Deal
- Tour in late afternoon during winter. You’ll see the worst light and check for ice on the window frames.
- Ask about heat costs. Idaho doesn’t require separate metering for garden-level units. Some older complexes include heat in the rent because these units are harder to insulate. That could save you another $50 a month.
- Negotiate a rent credit. Because garden-level units are harder to fill, many landlords in Ammon will knock $50 to $75 off the first three months if you sign a 12-month lease in September or October-the slow season.
- Inspect the window wells. If the unit has a proper window well with a drain and grate, that’s a good sign. If the windows sit flush with the dirt, expect moisture problems.
The Bottom Line
Cheap apartments in Ammon and Idaho Falls aren’t a myth. But the best deals aren’t on the top floor. They’re below grade, discounted, and waiting for a renter who knows what to ask. You give up natural light and gain some risk. But for $200 a month in savings, plus lower utility bills and less noise, it might be the smartest move you make this year.
Just bring a dehumidifier. And don’t forget to ask about the sump pump.