Sheridan’s Jumbo market is driven by a buyer profile unique in Wyoming: the in-migration purchaser arriving with substantial equity from a California, Colorado, or Texas home sale, deliberately choosing Sheridan for its Big Horn Mountain access, top-ranked schools, and Wyoming’s zero state income tax. These buyers aren’t stretching to afford a premium home — they’re deploying equity they’ve already earned, and they’re purchasing at the top of the Sheridan market: custom builds in the Powder Horn Golf Community, five-acre lots in Vista West Estates with panoramic mountain views, estate properties in the Big Horn foothills, and ranch parcels in Sheridan County’s agricultural corridor.
The Powder Horn Golf Community — a Troon-managed club at the base of the Big Horns — anchors Sheridan’s premium residential tier. Custom builds here from builders including 44 North Construction run $700,000 to well over $900,000, with the most premium mountain-view and golf-frontage properties exceeding the Sheridan County standard conforming limit of $832,750 and entering Jumbo territory. For the equity-rich relocation buyer purchasing at this tier, Jumbo is simply the right program — and the lender’s ability to understand their income documentation often determines whether the transaction closes smoothly or gets mired in underwriting.
Ryan Lehrman, NMLS #235295, structures Jumbo loans for Sheridan’s upper-tier buyers with specific expertise in the relocation buyer profile and the income documentation patterns that arrive with out-of-state equity.
A Jumbo mortgage is any loan exceeding the FHFA conforming limit for Sheridan County — $832,750 for a single-family home in 2026. Loans above that threshold fall outside Fannie Mae and Freddie Mac purchase guidelines and are held or sold in the private lending market.
Key Features:
Loan amounts from $832,751 and above
Competitive rates for borrowers with strong credit profiles (typically 720+)
Down payments from 10%–20% depending on loan size and program
Full income documentation standard; asset depletion available for complex-income buyers
Available for primary residences, second homes, and investment properties
No PMI on select programs with appropriate equity position
Loan amounts from the Sheridan County conforming limit through $3M+. Fixed and ARM structures for primary residences and second homes. The primary program for Powder Horn Golf Community custom builds, Vista West Estates lots, and upper-tier acreage properties throughout Sheridan County.
For buyers arriving with documented proceeds from an out-of-state home sale. Down payment sourcing from sale proceeds, primary residence establishment in Wyoming, and program selection based on transitional or remote income — all handled correctly from the first consultation.
For estate-scale transactions, legacy ranch properties, and buyers with complex income structures above the standard Jumbo tier. Asset depletion and bank statement programs available. See the Super-Jumbo page for full details.
Powder Horn Golf Community
Sheridan's most prestigious residential address. A Troon-managed golf club at the base of the Big Horns, with custom builds on half-acre to full-acre lots featuring Big Horn Mountain views, golf course frontage, and pond settings. Builders including 44 North Construction and Sunrise Homes are producing homes from $700,000 to well over $1M. The community includes The Meadows, The Pointe, Creekside Cabins, and custom homesite areas — each with its own character within the larger Powder Horn footprint.
Vista West Estates
A new subdivision northwest of Sheridan offering 5-acre lots with panoramic Big Horn Mountain views and Wyoming luxury character. The acreage and privacy attract buyers who want land ownership alongside premium finishes and mountain proximity.Boulder neighborhoods, places Mapleton Hill squarely in that buyer's orbit.
SaddleCrest
Adjacent to Kendrick Golf Course, two miles from downtown, with Big Horn Mountain views and the feel of country living at the edge of town. One of Sheridan's newest in-city subdivisions and a strong choice for relocation buyers who want proximity to downtown and schools without sacrificing views.
Fox Hollow at Jeffries Draw
Lots ranging from 1.49 to 5.54 acres, 12 minutes from downtown, with SAWS water, natural gas, and Big Horn Mountain views. The acreage size and infrastructure make this a premier choice for buyers building a primary residence with room for horses or hobby farming.
Big Horn Foothills and Ranch Properties
Estate and ranch properties in the corridor south of town toward the Big Horn Mountains, and along the Big Horn Avenue corridor near the Powder Horn Equestrian Center and Forest Service land access. These properties — from gentleman's ranches to working horse operations — represent Sheridan County's highest per-acre values and most distinctive lifestyle product.
Specific expertise in the relocation buyer profile — equity from out-of-state sales, primary residence establishment, and remote or transitional income documented correctly
Jumbo programs from the $832,750 threshold through $5M+
Knowledge of Sheridan's premium neighborhoods and which transactions are likely to require Jumbo versus conventional
Wyoming no-income-tax context incorporated — we quantify the tax savings for every relocating buyer
Direct communication — no referral layers, no call centers
NMLS #235295
Credit: Typically 720+ for best pricing; programs available in the 680–719 range with additional conditions
Income: Two years of employment history standard; remote employment, retirement, and transitional income documented per program guidelines
Down Payment: 10%–20% depending on loan amount and program; many Sheridan relocation buyers bring 30–50% down from equity
Reserves: Typically 6–12 months PITI in verified liquid or retirement assets post-close
Consultation — Review income structure, down payment source, loan amount relative to the $832,750 threshold, and target property. For relocation buyers, the equity documentation review happens here — not at underwriting.
Pre-Approval — Full underwriting review with income and assets correctly documented. Powder Horn and Vista West sellers expect committed pre-approval before accepting offers on premium properties.
Processing and Underwriting — Full documentation review. Upper-tier appraisals in Sheridan County require locally credentialed appraisers familiar with the Powder Horn comparable set.
Property under contract — appraisal ordered, title opened, underwriting submitted; Ryan manages the file from submission through conditions clearance
Closing — Wyoming deed of trust. Coordinate with title on any out-of-state sale proceeds timing.
Home sale proceeds are documented through the closing disclosure from your California sale. Once received, funds are verified in your bank account and the source is clear for mortgage underwriting. The key is timing: if you're purchasing in Sheridan before your California home closes, we structure a bridge or simultaneous close strategy. If you're purchasing after the sale, proceeds are simply verified liquid assets. We coordinate this from the first conversation so there are no surprises when you make an offer.
It doesn't directly change qualification — Jumbo programs use gross income before taxes. But for buyers establishing Wyoming primary residency from a high-tax state, the tax savings are material: a buyer earning $300,000 remotely saves $13,000–$40,000 annually depending on the origin state. We discuss this in every relocation buyer consultation because it changes the total cost-of-ownership picture and informs the right financing strategy.
Premium builds in Powder Horn with Big Horn Mountain views and custom finishes frequently push above the $832,750 threshold. New construction at the upper end of the community — particularly golf course frontage and pond settings with 3-car garages and premium builder packages — regularly crosses into Jumbo range. We verify the threshold against your specific build spec or target property before pre-approval.
Ready to finance your upper-tier Sheridan property? Schedule a confidential consultation today
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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