Meridian’s upper-end market did not exist in any meaningful way fifteen years ago. The Spurwing golf communities were still being developed. The Oaks North was not yet breaking ground. Sky Mesa was a concept on an acreage site south of I-84. The city’s median household income was well below its current $100,795. What happened between then and now was the arrival of tens of thousands of high-income relocators, the maturation of communities like Paramount and Spurwing into established luxury addresses, and the decision by national luxury builders — Toll Brothers at The Oaks North, Boise Hunter Homes at Sky Mesa — to place their most premium Meridian products here.
The result is an estate segment that is real, not aspirational. Spurwing Estates and Challenge Estates — built around the Treasure Valley’s only fully private golf course, now managed by Concert Golf Partners — trade at the top of Meridian’s market, with custom homes on premium lots reaching into the $1.5 million range and above. The Oaks North’s largest Toll Brothers deliveries, with their full-upgrade packages and corner lot positions, push into similar territory. And for buyers who want to build rather than buy resale, custom parcels in North Meridian and large lots in Sky Mesa can produce finished values that comfortably exceed $2 million when paired with full-upgrade construction.
Super-Jumbo financing — loans above $2 million — serves buyers at this level. The underwriting, qualifying methodology, and lender relationships required are distinct from standard Jumbo programs, and the buyers themselves are distinct: executives, successful business owners, physicians building their permanent family home, and high-net-worth relocators who want Meridian’s quality of life at a scale that only the estate tier provides.
A Super-Jumbo mortgage is a loan above $2 million. While Ada County’s 2026 conforming limit is $832,750 and standard Jumbo programs cover the range from $832,751 to approximately $2 million, Super-Jumbo programs serve buyers financing properties at the estate level — with underwriting designed for high-net-worth borrowers, qualifying methodologies that include asset depletion and executive compensation structures, and rate pricing from specialized lenders rather than conventional secondary-market sources.
In Meridian specifically, the Super-Jumbo borrower is most commonly a buyer targeting the top of Spurwing, building a custom home on a large North Meridian lot, or pursuing a heavily upgraded Toll Brothers delivery in The Oaks North. The loan amount crosses $2 million when purchase price, upgrades, and lot premiums combine — which happens more often than the Meridian market’s family-community reputation would suggest.
Custom homes and premium delivery properties in Spurwing Estates and Spurwing Challenge Estates — the highest-priced addresses in the Spurwing complex — occasionally push into Super-Jumbo territory when large lots, extensive custom finishes, and club membership access costs are factored into the total purchase. Programs at this level are available with 20–30% down, verified liquid assets of $3 million or more post-closing, and a flexible income documentation structure that accommodates the executive and business-owner buyer profile concentrated in these communities.
For buyers with significant investment portfolios, business sale proceeds, or retirement assets who prefer not to qualify on employment income alone, asset-depletion Super-Jumbo programs convert verified liquid assets into a qualifying monthly income figure. This program is particularly well-suited for early retirees, semi-retired executives, and buyers arriving in Meridian from California or Washington with significant equity proceeds who are transitioning income sources. A buyer with $4 million in verified liquid assets and a target in Spurwing Estates may qualify entirely on asset depletion, without W-2 or self-employment income documentation.
Senior executives at Scentsy, T-Mobile, and Meridian-based financial services firms often carry multi-component compensation — base salary, significant annual performance bonus, and in some cases equity or profit-sharing distributions. Executive Super-Jumbo programs are underwritten to capture the full economic picture: base salary, bonus history averaged over 24 months, and any equity or distribution income with a documented history. For executives who have been with a company for five or more years, this approach can meaningfully increase qualifying income and open purchase price options that base salary alone would not support.
Buyers who want to build their Meridian estate home — whether on a custom lot in North Meridian, a large Sky Mesa parcel, or land they have already acquired — can access Super-Jumbo construction-to-permanent programs that cover land, construction draws, and the permanent mortgage in a single closing. Finished values that exceed $2 million are achievable with full-upgrade custom construction on premium lots in Meridian’s upper-tier corridors.
Spurwing Estates and Challenge Estates
Spurwing Estates and Spurwing Challenge Estates represent the top of the Spurwing complex — the Treasure Valley's only fully private golf course community. These neighborhoods offer estate-scale lots, custom-builder homes, and access to the full Spurwing lifestyle amenity package: resort-style pool, tennis, fitness center, clubhouse, and 6.5 miles of paths, all now managed by Concert Golf Partners. The combination of private golf access, North Meridian's established school infrastructure, and Meridian's safety profile — ranked by MoneyGeek as one of America's safest cities in February 2025 — makes these properties consistently in demand among Treasure Valley executives and high-net-worth relocators.
The Oaks North — Toll Brothers' Top Meridian Deliveries
Toll Brothers' presence in Meridian through The Oaks North brings a national luxury builder's top-of-market product to North Meridian. The community's premium lots — larger footprints, corner positions, and foothills-facing orientation — combined with full builder upgrade packages produce finished homes that approach and in some cases exceed $1.5 million. Buyers financing at this level with construction-period financing or upon resale of Toll Brothers inventory are frequently in the upper reaches of the standard Jumbo tier and occasionally in Super-Jumbo territory depending on loan amount and down payment structure.
Custom Builds in North Meridian and Sky Mesa Highlands
For buyers who want to design their own estate — selecting the architect, the builder, and every finish — North Meridian's remaining custom parcels and Sky Mesa's largest lots (up to 37,026 square feet, nearly an acre) provide the canvas. A custom build on a premium Sky Mesa Highlands lot or a North Meridian custom parcel, with a full-upgrade construction budget, produces finished values that can exceed $2 million and require Super-Jumbo construction-to-permanent financing to execute as a single-close transaction.
Direct relationships with Super-Jumbo lenders who price and underwrite outside conventional secondary market constraints
Asset-depletion qualifying for buyers arriving in Meridian with significant liquid positions from a prior home sale or business transaction
Executive compensation programs for Scentsy, T-Mobile, and other Meridian anchor employer senior staff
Construction-to-permanent Super-Jumbo programs for custom builds on Spurwing lots, Sky Mesa Highlands parcels, and North Meridian custom sites
Discreet, private consultation process — Super-Jumbo transactions require precision and confidentiality, not a standardized intake form
Deep familiarity with Meridian's upper-tier communities, comparable sales dynamics, and appraisal requirements at the estate level
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Loan Amount: Programs typically begin at $2 million, with select lenders financing to $10 million and beyond for qualified borrowers.
Credit Profile: Minimum 720–740 for most Super-Jumbo programs. The most competitive rate tiers and highest loan amounts are generally available at 760 and above.
Income and Assets: W-2, self-employment, executive compensation, asset depletion, and business distribution income are all eligible. Most Super-Jumbo programs require $3–5 million in verified post-closing liquid reserves, depending on loan amount.
Down Payment: Most programs require 20–30% down. Select programs for borrowers with significant documented assets allow 10–15% with higher reserve requirements.
Confidential Consultation — We review your income structure, asset position, purchase target, and timeline before any documentation is assembled. Super-Jumbo transactions in Meridian benefit from planning that begins before the offer is written.
Lender Matching— Based on your complete financial profile, we identify the program with the best fit: asset-depletion, executive compensation, estate program, or construction-to-permanent.
Documentation and Pre-Approval — Full documentation is assembled and submitted. Super-Jumbo pre-approval is a verified, detailed process — not a soft pull and a conditional letter.
Property Under Contract — Formal underwriting begins. At Super-Jumbo loan amounts, two independent appraisals are sometimes required; we manage this process directly.
Clear to Close and Closing — Super-Jumbo closings are coordinated directly between lender, title, and all parties. We remain actively involved through the closing table.
Super-Jumbo begins above $2 million. Ada County's 2026 conforming limit is $832,750, and standard Jumbo programs cover loans from $832,751 to approximately $2 million. Above $2 million, Super-Jumbo programs from specialized lenders apply — with distinct reserve requirements, qualifying methodologies, and rate structures that reflect the complexity of transactions at this level.
Yes. Asset-depletion qualifying programs are available at the Super-Jumbo tier and are specifically designed for buyers with significant liquid wealth — investment accounts, retirement assets, or proceeds from a business sale or prior home — who prefer not to qualify on traditional employment income. The lender converts verified liquid assets into a qualifying monthly income figure using a standard formula, allowing buyers to finance estate-level properties without a traditional W-2 income requirement.
Typically 30–45 days from contract, compared to 21–30 days for standard Jumbo transactions. The additional time reflects more detailed underwriting, potential two-appraisal requirements at higher loan amounts, and the additional asset verification steps specific to Super-Jumbo programs. Early engagement — before the offer is written — is the most reliable way to protect this timeline in a Meridian upper-tier purchase.
Super-Jumbo transactions benefit from early engagement. Let’s have a confidential conversation about your property and financial profile.
Originally from Harrisburg, Pennsylvania, I moved to Phoenix to attend Arizona State University and have proudly called Phoenix home ever since.
My journey into the mortgage industry began with a friend’s encouragement, who saw how my energy and people-first mindset could make a difference. He was right — I found my calling.
I’ve always embraced what makes me different. With ADHD as my secret weapon, I thrive in fast-paced, detail-heavy environments. I’ve built my career on clear communication, creative problem-solving, and putting clients first, always.
Outside of work, my greatest motivation is my wife and three amazing kids. I’d be honored to help guide you through your lending journey with care, clarity, and commitment.
Who we are
Our website address is: https://loansbylehrman.com/
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