Coeur d’Alene’s resale market in the upper tier is genuinely constrained. Lakefront properties on the main body of Lake Coeur d’Alene — particularly those with quality dock access, significant frontage, and unobstructed views — are among the most fiercely held real estate in the Pacific Northwest. Black Rock’s gated community rarely sees inventory turnover. Gozzer Ranch estate homesites are actively sought by buyers who have been watching the community for years. The result is a market where buyers who want a specific location, a specific view orientation, or a specific level of finish frequently cannot find what they want in resale — and build instead.
The build-versus-buy case in Coeur d’Alene is also driven by the availability of premium lots that have never been improved. CDA National Reserve is actively selling custom homesites priced from $535,000 to $2.4 million — a 1,100-acre development with a Tom Weiskopf-designed golf course, a $165 million residential expansion underway, and a lifestyle amenity package that rivals any private club community in the Mountain West. Lake-view lots throughout Kootenai County — on ridgelines above the lake, in the hills south of the city, and on the quieter shores of Hayden Lake and Fernan Lake — continue to attract buyers who want to design their own home rather than inherit someone else’s choices. New construction in Riverstone’s Bellerive neighborhood delivers custom and semi-custom homes for buyers who want urban walkability with new-build quality.
One-Time Close Construction financing is how these purchases are executed without the financial risk that a two-loan construction approach carries. A single closing locks the permanent rate before construction begins. Land is acquired as part of the same transaction. The rate that applies to the permanent mortgage is known the day the loan closes — not the day the certificate of occupancy is issued, after 12 months of rate exposure.
A One-Time Close Construction Mortgage Loan combines three phases into a single loan and a single closing:
Land Acquisition: If you do not already own the lot, the One-Time Close loan covers the land purchase as part of the initial draw. If you own the lot, its equity counts toward your down payment.
Construction Period: During construction, the lender distributes funds through a draw schedule verified against construction milestones. You make interest-only payments on the outstanding balance — not on the full loan amount — during this phase.
Permanent Mortgage Conversion: When construction is complete and a certificate of occupancy is issued, the loan converts automatically to the permanent mortgage. The same rate locked at initial closing. No refinance, no second application, no second appraisal.
Key Features:
Single closing — one set of closing costs, one title insurance policy, one approval process
Rate locked before construction begins — no rate exposure during the build period
Available at Jumbo and Super-Jumbo loan amounts for higher-value Coeur d'Alene builds
Physician One-Time Close available for Kootenai Health and Kootenai Clinic physicians
Builder-agnostic — works with licensed general contractors throughout Kootenai County
Available for private club homesites at CDA National Reserve, lake-view custom lots, and Riverstone in-fill construction
For buyers building primary residences in Coeur d’Alene and Kootenai County with a projected finished value at or below the $832,750 conforming limit. Covers custom builds in Coeur d’Alene’s established neighborhoods, rural Kootenai County acreage builds, and new in-fill construction in South Hill and North Side residential areas.
For buyers building lake-view custom homes, upper-tier Riverstone in-fill projects, or properties in communities where the finished value will exceed $832,750. Jumbo One-Time Close programs extend the construction-to-permanent structure to loan amounts from $832,751 into the $2 million range, with flexible income documentation for remote W-2 workers, self-employed buyers, and physician contract qualifying.
For buyers building at Black Rock, Gozzer Ranch, CDA National Reserve, or on lakefront and lake-view parcels where the finished project value will exceed $2 million. Super-Jumbo construction-to-permanent programs cover land equity, construction draws, and the permanent mortgage in a single closing — with asset-depletion qualifying, interest-only structures, and underwriting built for high-net-worth borrowers. Custom builds on CDA National Reserve lots priced at $1 million–$2.4 million with luxury construction budgets of $1.5–$3 million per home reach Super-Jumbo territory quickly.
Physicians at Kootenai Health and Kootenai Clinic who want to build their Coeur d’Alene home — whether on a custom lot, a Riverstone parcel, or acreage south of the city with lake views — can access One-Time Close Construction programs with physician-specific qualifying terms: contract-based income qualification, deferred student loan exclusion, no PMI.
CDA National Reserve — 1,100 Acres, Active Lot Sales
CDA National Reserve is the most significant active private club new construction opportunity in Coeur d'Alene as of 2026. Situated on 1,100 acres near Rockford Bay on the western shore of Lake Coeur d'Alene, the community features a Tom Weiskopf-designed 18-hole course, a $165 million residential expansion underway by Lyon Living, a 20,000-square-foot clubhouse under construction, and a lakehouse with boat and kayak access. Available homesites are priced from $535,000 to $2.4 million on lots ranging from one-third to one acre. Built residences — from townhomes to custom neighborhood homes with a contemporary rustic design — are available from $1.1 million to $5 million. The 24 Fairway Lodge residences, priced starting at $2 million, are 2,000–3,500 square-foot homes along the 17th fairway with golf course and mountain views, with move-ins anticipated beginning summer 2026. All construction at CDA National Reserve crosses into Jumbo or Super-Jumbo territory — One-Time Close programs are the right financing structure for buyers building on the reserve's custom homesites.
Riverstone and Bellerive
Downtown's In-Fill Luxury Corridor Riverstone's Bellerive community continues to attract new construction buyers who want walkable urban amenities — the Centennial Trail, Spokane River parks, marinas, restaurants, and downtown Coeur d'Alene — with new-build quality and designer finishes. New construction in Bellerive ranges from 2,600 square feet to larger custom footprints, priced at the upper end of the Coeur d'Alene market. Buyers purchasing to-be-built inventory in this community can use One-Time Close Construction programs to lock the permanent rate before the build begins, avoiding rate uncertainty during the construction period.
Lake-View Custom Lots Across Kootenai County
Beyond the private club communities, Kootenai County contains a continuing supply of custom building lots with lake views, ridgeline positions, and rural acreage that attract buyers who want to design their own estate rather than purchase existing inventory. South Coeur d'Alene lots with unobstructed lake views, elevated parcels along the Rathdrum Prairie ridge, and acreage on Hayden Lake and Fernan Lake's quieter shores are all active segments for custom builder activity. Construction financing for these projects ranges from standard One-Time Close for modest builds to Super-Jumbo construction-to-permanent for full-scale estate projects.
Direct experience with One-Time Close Construction programs at standard, Jumbo, and Super-Jumbo levels in Kootenai County
CDA National Reserve homesite purchases financed at Jumbo and Super-Jumbo loan amounts
Asset-depletion construction-to-permanent programs for Pacific Northwest buyers building estate-level projects
Physician One-Time Close for Kootenai Health and Kootenai Clinic physicians building in Coeur d'Alene
Builder-agnostic — works with licensed GCs throughout Kootenai County, not tied to specific communities or builders
Rate locked before construction begins — no rate exposure during North Idaho's 9–14 month typical build timelines
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Borrower Qualification: Standard income, credit, and asset documentation applies. Physician programs accept employment contracts. Asset-depletion programs qualify on verified liquid assets. Remote W-2 income from Washington, Oregon, or California employers is accepted.
Builder Requirements: General contractor must be Idaho-licensed and lender-approved. Custom builders active in Coeur d'Alene and Kootenai County — including preferred builders at CDA National Reserve and Gozzer Ranch — qualify with lender review.
Property and Lot: Builds on lots owned at closing, lots purchased as part of the initial draw, and to-be-built purchases through private club developers or participating builders are all eligible. Primary single-family residences in Kootenai County.
Loan Amounts: Standard One-Time Close programs up to $832,750. Jumbo programs from $832,751 into the $5 million range. Super-Jumbo programs for finished values above $2 million.
Confidential Consultation— We review your lot status, builder or developer relationship, income structure, and project timeline before any documents are assembled. In Coeur d'Alene's custom build market, understanding the CDA National Reserve or Gozzer Ranch development timeline upfront shapes the financing structure.
Pre-Approval and Loan Sizing — A construction-specific pre-approval is issued covering both the construction draw amount and the permanent loan terms. For private club purchases, this also reflects any land or membership fees that are part of the transaction.
Single Closing — You close once, before ground is broken. The rate is locked. Land is acquired or lot equity is established. The draw schedule is set. Your builder can begin the permit process.
Construction Period — Funds are distributed through verified draws tied to construction milestones. You make interest-only payments on the outstanding balance. We coordinate between you, your builder, and the lender throughout the build.
Certificate of Occupancy and Conversion — When construction is complete and the CO is issued, the loan converts to your permanent mortgage automatically — the rate you locked at the start. You move in without a refinance, without a second application, and without a second set of closing costs.
A two-loan construction approach carries a significant risk that is especially relevant in Coeur d'Alene's custom build market: the permanent mortgage rate is unknown until construction ends. For a build that runs 12–18 months — common for estate-level projects at CDA National Reserve or custom lake-view homes — that rate uncertainty can meaningfully change the economics of ownership. One-Time Close locks the permanent rate at the initial closing, eliminates duplicate closing costs, and removes the risk of failing to re-qualify for the permanent loan if financial circumstances change during construction.
Yes. Super-Jumbo construction-to-permanent programs available through Loans by Lehrman include asset-depletion qualifying — converting verified liquid assets into a qualifying monthly income figure without requiring traditional W-2 or self-employment income. A buyer who has sold a California or Washington home, is retired or semi-retired, and wants to build at CDA National Reserve can qualify on asset depletion even without a current salary. This is one of the most commonly used qualifying structures for Coeur d'Alene's private club estate build market.
Any Idaho-licensed general contractor in good standing is eligible, subject to lender review. This includes preferred builders listed by CDA National Reserve and Gozzer Ranch, as well as custom builders the borrower brings independently. Most established custom builders active in Kootenai County complete the lender approval process efficiently. The builder does not need to have a pre-existing relationship with the lender — only an Idaho license and a documented business history.
Yes. Physician One-Time Close Construction programs are available for physicians at Kootenai Health and Kootenai Clinic who want to build rather than purchase resale. A new attending who has signed a Kootenai Clinic contract can close on a construction loan using that contract as the income document — before the first paycheck arrives. Deferred student loans are excluded from DTI. No PMI required during the construction period or after conversion to the permanent mortgage.
Building your new home in Coeur d’Alene starts here. Let’s talk through your builder, your site, and your timeline.
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.
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