22754 Duff Ln - Two Corners South 5.19 Acres of Commercial Land in Middleton, ID 83644

Two Corners South presents a premier commercial development opportunity in Middleton, Idaho, offering 5.19 acres with prime SH-44 frontage and build-to-suit options. Strategically located at Duff Lane, this project is positioned to serve Middleton’s rapidly growing population while capturing strong regional traffic.
Anchored Development
The site is anchored by a gas station pad already under contract, establishing immediate traffic and activity at the corner. Remaining frontage and interior pads create flexibility for multiple uses, including:
±18,000 SF grocery store pad (planned)
±13,000 SF tire/service center pad (planned)
±5,000–8,750 SF multi-tenant strip center (planned)
±4,000 SF fast food pad (planned)
Two Corners South Flyer (2)
Traffic Counts & Access
SH-44 is a primary east-west corridor for Canyon County, currently carrying over 32,000 cars daily. According to the 2023 Middleton Traffic Study, daily traffic is projected to increase by more than 13,000 vehicles in the next 10 years. In addition, ITD has slated corridor improvements from Star to Eagle—including road widening from three to five lanes—with completion expected in 2027. This long-term investment underscores the growth trajectory of the corridor.
Surrounding Growth
Middleton is one of the fastest-growing cities in Canyon County, with new residential neighborhoods fueling demand for retail, services, and dining options. Surrounding assets include Purple Sage Golf Course, local parks, and community amenities. Regional and local retailers already line Hwy 44, establishing a strong commercial baseline and creating synergy for new entrants.
Why Two Corners South?
Visibility & Frontage: High-profile SH-44 frontage captures both commuter and local traffic.
Flexible Development: Pads tailored for grocery, dining, retail, or service users.
Growth Market: Surging population and household growth driving retail demand.
Transportation Investments: Corridor expansion and improvements will further enhance accessibility and traffic flow.
Anchor Security: With a major fuel user under contract, the site benefits from consistent, built-in customer draw.
Summary
Two Corners South is not just a piece of land—it is a rare opportunity to secure a foothold in Middleton’s expanding retail corridor. With flexible build-to-suit options, strong traffic counts, and a growing residential base, this project is designed to meet both current and future demand. Developers and retailers alike can capitalize on a strategic location backed by long-term infrastructure improvements and robust community growth