Nampa’s new construction market operates on different terms than Ada County’s — and in ways that make it particularly well-suited for One-Time Close Construction financing. Canyon County in 2026 has active lot availability, builder competition, and acreage supply that Ada County’s Boise and Meridian markets no longer offer at equivalent price points. A buyer who wants a 1-acre lot south of Lake Lowell with Owyhee Mountain views, a custom 3,000-square-foot home, and a shop building can achieve that project in Canyon County for $700,000–$850,000 in total cost. The same buyer attempting to replicate that footprint in Ada County would be looking at $1.5 million or more.
West River — Canyon County’s premier estate community — offers 36 building lots of 1 to 3 acres with panoramic views of Lake Lowell, the Deer Flat National Wildlife Refuge, and the Owyhee Mountains. These are the highest-value lots in the Nampa market, designed for buyers who want to bring their own builder and design their own estate without paying Eagle or Boise acreage prices. Lewis Heights, a 78.5-acre subdivision approved for 31 county lots averaging 2.02 acres south of Lake Lowell, provides an active supply of similarly oriented acreage lots. CBH Homes — one of Idaho’s largest volume builders, operating New York Landing (near Lake Lowell), Seven Maples Ranch, and Spring Hollow Ranch in Nampa — offers to-be-built options with rate buydown incentives across their Canyon County communities.
One-Time Close Construction financing addresses the risk that every custom build carries regardless of where it sits: the gap between the rate available at the start of construction and the rate available 9–14 months later when the home is complete. Under a two-loan construction approach, that rate is unknown until the build is done. Under a One-Time Close Construction loan, the permanent rate is locked at the initial closing — before the permits are pulled, before the foundation is poured — and it does not change. For a Nampa buyer building a $700,000 custom home over 12 months, rate certainty at the start is not a feature — it is a financial protection worth actively seeking.
A One-Time Close Construction Mortgage Loan combines three phases into a single loan with 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 the build, the lender distributes funds through a draw schedule tied to verified construction milestones. You make interest-only payments on the outstanding construction balance — not on the full permanent loan amount.
Permanent Mortgage Conversion: When construction is complete and a certificate of occupancy is issued, the loan converts automatically to the permanent mortgage — at the rate locked at the 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 — eliminates exposure to rate movement during the build
Available for Canyon County conforming loan amounts and Jumbo amounts for upper-tier builds
Physician One-Time Close available for Saint Alphonsus Nampa and St. Luke's Nampa physicians
Builder-agnostic — works with CBH Homes, licensed local contractors, and custom GCs throughout Canyon County
Available for West River estate lots, South Nampa acreage, CBH Homes to-be-built inventory, and custom lot purchases
The primary program for Nampa and Canyon County custom builds where the projected finished value falls within the conforming limit. Covers the majority of Canyon County construction projects: CBH Homes to-be-built purchases, custom builds on South Nampa acreage with modest footprints, and new construction in established Nampa neighborhoods. Available with conventional down payment structures and standard income documentation.
For buyers building in West River’s estate community or on larger South Nampa and Canyon County parcels where the combined land and construction cost exceeds $832,750. West River lots on 2–3 acres with full custom construction can reach $900,000–$1.2 million in total project cost; South Nampa acreage builds with shop buildings, outbuildings, and premium finishes similarly exceed the conforming limit. Jumbo One-Time Close programs extend the construction-to-permanent structure to these loan amounts with flexible income documentation.
For estate-scale projects on Canyon County acreage where total project cost — land, site preparation, custom construction, and improvements — exceeds $2 million. Available for the right profile with asset-depletion qualifying and executive income structures.
Saint Alphonsus Nampa Family Medicine Residency physicians and St. Luke’s Nampa attending physicians who want to build — a custom home on a West River lot, a South Nampa acreage property, or a CBH Homes to-be-built purchase — can access One-Time Close Construction programs with physician-specific terms: employment contract qualifying, deferred student loan exclusion, and no PMI. Canyon County’s price tier makes physician construction loans especially accessible: building a custom
2,800-square-foot home in Nampa costs meaningfully less than an equivalent build in Ada County.
West River
36 Estate Lots on 1–3 Acres Above Lake Lowell West River is Nampa's most distinctive new construction opportunity. The community's 36 lots — ranging from 1 to 3 acres — sit with direct sightlines to Lake Lowell, Canyon County's only lake, and to the Deer Flat National Wildlife Refuge and Owyhee Mountains beyond. Buyers in West River are building custom estates on the most private, view-oriented land available in the Nampa market. Because West River is a
bring-your-own-builder community, One-Time Close Construction financing is the right structure: buyers acquire their lot, engage their chosen general contractor, design their home with their own architect, and lock the permanent rate at the first closing before construction begins. Finished values on West River builds range from approximately $850,000 for modest builds to $1.5 million or more for larger estate footprints.
Lewis Heights — 78.5 Acres South of Lake Lowell
Lewis Heights is a 78.5-acre subdivision approved for 31 county residential lots averaging 2.02 acres, located south of Lake Lowell with 360-degree views, pressurized irrigation, and professional landscaped walking pathways. The community's low density — 2.02 average acres per lot — and natural preserve-adjacent setting create a character rarely available this close to central Nampa and the I-84 corridor. Custom builds on Lewis Heights lots, with shop buildings and larger footprints appropriate for 2-acre parcels, reach finished values of $700,000–$950,000 depending on design. Standard or Jumbo One-Time Close programs apply depending on the total project cost.
CBH Homes Communities — New York Landing, Seven Maples Ranch, Spring Hollow Ranch
CBH Homes is one of Idaho's highest-volume builders and operates multiple active Nampa communities. New York Landing is positioned near Lake Lowell with walk paths and proximity to outdoor recreation; Seven Maples Ranch is a community-focused development with walking paths; Spring Hollow Ranch offers scenic canyon character in the growing Nampa area. CBH Homes offers rate buydown incentives — including 3.49% rate buydown programs on select inventory — for buyers who want the convenience of a builder-selected lender. For buyers who want to lock in a permanent rate through a One-Time Close Construction program on a CBH to-be-built home, working with an independent lender provides a comparison point for total cost. We work with to-be-built CBH purchases as well as fully custom builds.
Custom Acreage Builds Near Deer Flat and Lake Lowell
The broader South Nampa corridor — including properties near Deer Flat National Wildlife Refuge, the Lake Lowell shoreline, and Canyon County's agricultural-to-residential transition zone — offers 1–10-acre parcels at price points that do not exist in Ada County at equivalent proximity to the Treasure Valley metro. Custom builds in this area range from modest farmhouse-style primary residences to more substantial custom homes with workshops, equestrian facilities, and irrigated landscaping. The diversity of project types in this corridor means construction financing requirements vary significantly by project — standard conforming, Jumbo, and in rare cases Super-Jumbo are all applicable depending on the land cost and build budget.
Direct experience with One-Time Close Construction programs for West River estate lots, Lewis Heights acreage, and Canyon County custom builds
CBH Homes to-be-built purchase programs available alongside custom GC builds
Physician One-Time Close for Saint Alphonsus Nampa and St. Luke's Nampa physicians building primary residences in Canyon County
Rate locked at the initial closing — protecting Nampa buyers from rate exposure through 9–14 month Canyon County build timelines
Clear guidance on whether a Canyon County project falls within conventional, Jumbo, or Super-Jumbo construction financing
Builder-agnostic — works with CBH Homes, licensed custom GCs, and buyer-selected contractors throughout Canyon County
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Borrower Qualification: Standard income, credit, and asset documentation. Physician programs accept employment contracts. Asset-depletion programs qualify on verified liquid assets. Manufacturing shift differential and overtime income accepted with 2-year history.
Builder Requirements: General contractor must be Idaho-licensed and lender-approved. CBH Homes and licensed custom GCs throughout Canyon County qualify with lender review.
Property and Lot: Builds on lots owned at closing, lots purchased as part of the initial draw (including West River lot purchases), and to-be-built purchases through CBH Homes and other builders are eligible. Primary single-family residences in Nampa and Canyon County.
Loan Amounts: Standard programs up to $832,750. Jumbo programs from $832,751 into the $2 million range. Super-Jumbo for estate projects above $2 million.
Confidential Consultation — We review your West River lot status, South Nampa acreage target, or CBH Homes to-be-built contract, your income structure, and total project budget to identify the right program before the builder contract or lot purchase is signed.
Pre-Approval and Loan Sizing — A construction-specific pre-approval is issued. For West River lots and CBH Homes to-be-built purchases, this confirms to the seller or builder that financing is in place for the specified project scope.
Single Closing — You close once, before construction begins. The permanent rate is locked. The lot is acquired or lot equity is established. The draw schedule is set with your builder.
Construction Period — Funds are distributed through lender-reviewed draws tied to milestones. You make interest-only payments on the outstanding construction balance. We coordinate between you, your builder, and the lender throughout.
Certificate of Occupancy and Conversion— When construction is complete and the CO is issued, the loan converts automatically to your permanent mortgage — the rate you locked at the start. No refinance, no second application.
Yes. One-Time Close programs are builder-agnostic. A buyer purchasing a West River lot and engaging a licensed Canyon County general contractor can close on both the lot acquisition and the construction financing in a single closing. The GC must be Idaho-licensed and approved by the lender. Most qualified custom builders active in the Nampa area complete this process efficiently.
CBH Homes offers builder incentives — including rate buydowns and design credits — through their preferred lender program. One-Time Close Construction financing through an independent lender offers a different set of advantages: a permanent rate locked at closing rather than set at completion, flexibility on builder selection, and the ability to compare total loan cost across multiple lender relationships. For buyers considering a CBH to-be-built purchase, getting independent One-Time Close pricing alongside the CBH preferred lender quote is a straightforward comparison that protects against overpaying for the builder's preferred financing.
Yes. Physician One-Time Close Construction programs are available for licensed medical professionals building primary residences in Canyon County. A resident completing the Saint Alphonsus Family Medicine Residency who has a signed attending contract can close on a West River lot purchase and construction loan using that contract as the income document — with no PMI, deferred student loans excluded from DTI, before the first attending paycheck arrives. Canyon County's price tier means the total project cost on a West River lot with a custom 2,800-square-foot home — typically $800,000–$1 million — is achievable on a Family Medicine attending salary in a way that comparable Ada County construction is not.
Construction cost overruns are not covered by the original One-Time Close loan amount post-closing. The initial loan is sized to the approved construction budget at closing; if costs increase during the build, the borrower provides additional cash for the overage. To protect against this, we encourage including a 5–10% contingency in the construction budget submitted to the lender at closing, which provides buffer for change orders without requiring post-closing lender involvement. For Canyon County builds — which may involve site-specific challenges like irrigation integration, soil conditions near Lake Lowell, or rural utility connections — adequate contingency planning is especially important.
Building your new home in Nampa 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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