Idaho Falls and Bonneville County are among the most active new construction markets in eastern Idaho — and the reasons are rooted in geography and land economics. The Ammon foothills east of the city, particularly the Comore Loma subdivision with its 1.5–7-acre lots and unobstructed views of the Snake River Valley and the Grand Teton peaks, attract buyers who specifically want to design their own home on eastern Idaho’s most distinctive residential land. The corridor north of Idaho Falls toward Rexburg and Rigby — where Hamlet Homes is actively building Teton View Estates adjacent to Sage Lakes Golf Course, and where Bonneville County is experiencing rapid in-migration ranked among the top housing markets nationally — provides more accessible new construction for buyers who want modern construction quality without the custom build timeline. And the acreage market south and east of Idaho Falls, near Swan Valley and the Teton Valley corridor, serves buyers who want a Yellowstone-adjacent property within commuting distance of the INL or EIRMC.
The INL creates a specific construction dynamic that is unique to eastern Idaho. With 5,000+ scientists and engineers commuting to an 890-square-mile site 50 miles west of Idaho Falls on a 9×80 schedule — four days on, one day off, alternating — many employees choose to maximize their off-campus time in a home that reflects their long-term commitment to the area. Scientists who came to INL in their 30s and are now in their 50s, having built careers and significant TSP balances, often choose to build their “final home” in Comore Loma rather than purchase someone else’s choices. This cohort — established INL scientists with meaningful equity in existing homes, strong federal compensation, and very clear ideas about what they want to build — is one of the most consistent custom build buyer profiles in eastern Idaho.
One-Time Close Construction financing is the correct tool for all of these projects. It locks the permanent mortgage rate before the first permit is pulled, wraps land acquisition and construction draws into a single loan, and eliminates the refinance step and rate exposure that a two-loan construction approach carries over a 9–14 month Bonneville County build timeline.
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 during the build.
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 rate exposure through Bonneville County's typical 9–14 month build timelines
Available for conforming and Jumbo loan amounts
Physician One-Time Close available for EIRMC physicians and residents building in Idaho Falls or Bonneville County
Builder-agnostic — works with licensed general contractors throughout Bonneville County, Hamlet Homes, and custom GCs
Available for Comore Loma foothills lots, Teton View Estates to-be-built purchases, Bonneville County acreage custom builds, and Swan Valley near-national-park properties
The primary program for Bonneville County builds where the projected finished value falls within the conforming limit. Covers the full range of Idaho Falls new construction: Teton View Estates at Sage Lakes Golf Course (Hamlet Homes), custom builds on modest Bonneville County parcels, and new construction in established Idaho Falls and Ammon neighborhoods. This is the right program for most Idaho Falls construction projects, given the area’s price tier.
For Comore Loma custom builds on larger lots where land cost and full-upgrade construction combine above $832,750, custom builds on premium Ammon foothills acreage, and rare projects where the project total exceeds the conforming limit. Jumbo One-Time Close programs extend the construction-to-permanent structure to these loan amounts with INL scientist income, EIRMC physician contract, and asset-depletion qualifying flexibility.
For estate-scale Comore Loma builds on the largest lots — 5–7 acres with full custom construction, detached shop, and guest quarters — and for Swan Valley or Island Park properties near Yellowstone where total project cost exceeds $2 million.
EIRMC Internal Medicine, Family Medicine, and Psychiatry residents and attendings who want to build in Idaho Falls can access One-Time Close Construction programs with physician-specific terms: HCA Healthcare contract qualifying, deferred student loan exclusion, and no PMI during the construction draw period and after permanent conversion. A new EIRMC attending physician who wants to build in Comore Loma can close on a lot purchase and construction loan before the first paycheck arrives.
Teton View Estates
Hamlet Homes at Sage Lakes Golf Course Teton View Estates is one of Idaho Falls' most active new construction communities, developed by Hamlet Homes adjacent to Sage Lakes Golf Course north of the city center. The community offers twin-home and single-family designs with golf course views, open-concept floor plans, and modern finishes, positioned to take advantage of Bonneville County's rapid growth and strong in-migration. The community's Teton-facing orientation — providing clear sightlines to the Grand Teton peaks on clear days — makes it a distinctive offering for buyers who want new construction quality with eastern Idaho's defining geographic backdrop. Pricing in this community falls within conventional financing parameters for most configurations, making standard One-Time Close Construction the right tool for to-be-built purchases.
Comore Loma — Custom Builds in the Ammon Foothills
Comore Loma's lots — ranging from 1.5 to 7 acres in the Ammon foothills — are the most desirable building sites in the Idaho Falls metro area. Buyers who acquire a Comore Loma lot bring their own architects, select their own general contractors, and design custom primary residences that capture the valley and Teton views the lot provides. Custom homes in Comore Loma run from modest builds on smaller lots to estate-scale custom residences on the 5–7-acre parcels at the top of the community. One-Time Close Construction financing is the correct structure for these projects — the rate is locked at the lot purchase closing, the construction draw schedule is set with the GC, and the permanent mortgage is already established before the first shovel breaks ground.
Bonneville County Acreage
North Corridor and Ammon Area Beyond Comore Loma, Bonneville County offers acreage parcels north of Idaho Falls toward Rexburg and Rigby, east of Ammon toward Iona, and south toward the Teton Valley corridor that attract buyers seeking larger lots at more accessible prices than Comore Loma's premium. Custom builds on 1–5-acre Bonneville County parcels — with irrigation rights, mountain views, and rural character within commuting distance of the INL bus route or EIRMC — represent a significant share of eastern Idaho's custom construction volume. Standard One-Time Close Construction financing serves most of these projects.
Swan Valley and Island Park
Yellowstone-Adjacent New Construction Swan Valley, 45 minutes southeast of Idaho Falls along the South Fork of the Snake River, and Island Park, 90 minutes north near the Yellowstone boundary, offer custom building sites for buyers who want a primary or secondary residence near the national parks. Fly-fishing access on the South Fork — consistently rated among the finest dry-fly fisheries in the Mountain West — is Swan Valley's primary draw alongside Teton views. Island Park's proximity to Yellowstone and Harriman State Park (Idaho's largest at 11,000 acres) draws buyers seeking mountain lodge-style custom builds. These projects frequently reach Jumbo or Super-Jumbo territory when land and construction costs are combined.
Direct experience with One-Time Close Construction for Comore Loma foothills custom builds and Bonneville County acreage projects
INL federal scientist income documented correctly for construction loan qualifying — W-2 from Battelle Energy Alliance, 9x80 schedule, and TSP reserve documentation
EIRMC physician One-Time Close for HCA Healthcare contract holders building primary residences in Idaho Falls
Hamlet Homes to-be-built purchases at Teton View Estates within One-Time Close program parameters
Swan Valley and Island Park construction-to-permanent programs for Yellowstone-adjacent custom builds
Rate locked at the initial closing — no rate exposure through Bonneville County'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. Physician programs accept HCA Healthcare employment contracts. INL federal scientist W-2 income accepted. Asset-depletion programs qualify on verified liquid assets including TSP balances.
Builder Requirements: General contractor must be Idaho-licensed and lender-approved. Hamlet Homes, licensed custom GCs throughout Bonneville County, and buyer-selected architects/builders all qualify with lender review.
Property and Lot: Builds on lots owned at closing, lots purchased as part of the initial draw (including Comore Loma lot acquisitions), and to-be-built purchases through Hamlet Homes and other participating builders are eligible. Primary and select secondary residences in Bonneville County and adjacent counties.
Loan Amounts: Standard programs up to $832,750. Jumbo programs from $832,751 into the $2 million range. Super-Jumbo for estate builds above $2 million.
Confidential Consultation — We review your Comore Loma lot status, Teton View Estates to-be-built contract, or acreage build plan, along with your income structure (INL W-2, EIRMC contract, or asset-depletion basis) and total project budget.
Pre-Approval and Loan Sizing — A construction-specific pre-approval is issued covering the construction draw amount and permanent loan terms. For Comore Loma lot purchases, this confirms to the seller that financing is in place.
Single Closing — You close once, before construction begins. The permanent rate is locked. The lot is acquired or existing lot equity is documented. The construction draw schedule is established with your builder.
Construction Period — Funds are distributed through lender-reviewed draws tied to milestones. You make interest-only payments on the outstanding 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 the permanent mortgage — the rate locked at the start. No refinance, no second application.
Comore Loma custom builds on 1.5–7-acre lots have typical timelines of 12–18 months for full-scale estate projects — longer than standard suburban builds because of the lot preparation, custom foundation work, and large footprint. Under a two-loan construction approach, the permanent mortgage rate is unknown until the build is complete. On a $900,000 Comore Loma project financed over 15 months, a 75-basis-point rate increase during construction adds approximately $450–$500 per month to the permanent payment. One-Time Close locks the permanent rate at the lot purchase closing, before the architect begins drawings and before the first permit is pulled.
Yes. INL employees receive W-2 income from Battelle Energy Alliance as the DOE management contractor — standard employment income that qualifies for construction loan underwriting without the equity complexity of private tech employers. A senior INL research scientist earning $220,000 annually with a Comore Loma lot already owned and a construction budget of $800,000 can qualify for a Jumbo One-Time Close Construction loan on federal W-2 income. TSP balances satisfy the reserve documentation requirements for most Jumbo construction programs.
Yes. EIRMC residents in Internal Medicine, Family Medicine, or Psychiatry can close on a construction loan using their HCA Healthcare employment contract as the qualifying income document — before the first paycheck arrives. Deferred student loans are excluded from the DTI calculation. No PMI is required during the construction draw period or after permanent mortgage conversion. Given Idaho Falls' price tier, an EIRMC resident can often build a new primary residence within conventional financing parameters using physician One-Time Close terms — making this one of the most accessible physician construction programs in the Idaho build.
Yes. Swan Valley building lots within approximately 90 minutes of Idaho Falls are eligible for One-Time Close Construction programs as primary residence sites, with the lot purchase included in the initial loan draw and the construction financed through the same single closing. Swan Valley properties — particularly those with South Fork river access or Teton views — may require extended appraisal timelines due to limited comparable sales, which we plan for in the initial consultation.
Building your new home in Idaho Falls 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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