Beaverton’s citywide median home price of approximately $543,000 to $592,000 in early 2026 places many transactions within the 2026 Washington County conforming limit of $832,750. But the Nike campus premium operates at the neighborhood and property level in ways that consistently push buyers into jumbo territory. West Beaverton posted a March 2026 median of $630,000 — up 18.9% year-over-year and one of the highest neighborhood-level appreciation rates in Washington County. Sexton Mountain, rated the #1 neighborhood to buy a house in Beaverton and home to a former Street of Dreams Renaissance Homes community with a pool, carries a median around $630,000 with premium properties selling from $700,000 to over $1 million — panoramic territorial views of the Tualatin Valley, craftsman-style architecture on larger lots, four miles to Nike’s Bowerman Drive campus. Bethany’s Thompson Woods, developed by Toll Brothers and West Hills Homes NW, delivers Beaverton School District zoned luxury new construction from $750,000 to well above $1 million.
A Nike senior designer purchasing a $800,000 home in West Beaverton with 10% down has a $720,000 loan — conforming. At 5% down, the same purchase requires a $760,000 loan — still conforming. But a Nike director or principal purchasing a $950,000 Sexton Mountain view home with 10% down has an $855,000 loan — jumbo. And a buyer entering Thompson Woods at the Toll Brothers premium level — $1 million-plus with standard financing — is firmly in jumbo territory regardless of down payment. For Beaverton’s apparel and technology professional households who have accumulated equity, RSU income, and the savings that come with a decade of Silicon Forest employment, these purchases are routine. What is not routine is finding a lender who can document Nike, Adidas, and dual-industry income profiles correctly and efficiently. At Loans by Lehrman, that is what we do.
A jumbo mortgage in Beaverton is any conventional home loan that exceeds the 2026 Washington County conforming limit of $832,750. These loans are portfolio-held and underwritten to the lender’s own qualification standards.
Key Features of Beaverton Jumbo Loans:
Loan amounts from $832,751 and above
Minimum credit score typically 680–720 depending on program and amount
Down payments as low as 5%–10% for qualified borrowers
Six months of payment reserves typically required
Fixed and adjustable rate options
Income documentation accommodating W-2, Nike and Adidas RSU, performance bonuses, deferred compensation, and dual-income apparel/technology households
No private mortgage insurance on most programs
Primary residence, second home, and in select programs investment property eligibility
For Beaverton buyers purchasing in West Beaverton, Sexton Mountain, Murrayhill’s upper tier, and Bethany’s Thompson Woods community where loan amounts exceed the conforming limit. Documentation structured for Nike, Adidas, and dual-industry household income profiles including RSU vesting, performance bonus, and deferred compensation analysis.
For Beaverton’s most premium properties — custom builds in the West Hills above the city, Toll Brothers Thompson Woods configurations above $1.5 million, and executive estate homes in the upper Sexton Mountain corridor. Covered on our Super-Jumbo page.
Physician Jumbo
For Providence St. Vincent Medical Center physicians and other Washington County healthcare professionals purchasing in West Beaverton, Sexton Mountain, or Bethany above the conforming limit. Combines no-PMI physician loan features with higher loan amounts.
West Beaverton — $590,000 to $800,000-plus
West Beaverton is one of Beaverton's most consistently in-demand established neighborhoods — a median of $630,000 in March 2026, up 18.9% year-over-year. The neighborhood borders Portland's West Hills, offering proximity to both Nike's campus and Portland's urban amenities via US-26. Properties here include well-maintained two-story homes from the 1980s and 1990s, along with updated and renovated homes on the larger lots that command the top of the market. Nike employees, Providence St. Vincent physicians, and senior Washington County professionals anchor the buyer profile.
Sexton Mountain — $600,000 to $1 million-plus
Sexton Mountain is Beaverton's most celebrated family neighborhood — rated #1 by multiple publications, home to a former Street of Dreams Renaissance Homes development with a community pool, and served by the Beaverton School District's Mountainside High School. Median sale price runs around $630,000, with premium properties — hill-top lots with panoramic Tualatin Valley views, homes above 3,000 square feet on larger parcels — trading from $700,000 to over $1 million. Proximity to Nike's campus (approximately four miles) drives consistent demand from Nike professionals who want to minimize their Bowerman Drive commute. The neighborhood's craftsman-style aesthetic, mature landscaping, and multiple parks reinforce sustained pricing power.
Murrayhill — $550,000 to $1.5 million-plus
Murrayhill is a master-planned South Beaverton community developed primarily in the 1990s and early 2000s, featuring traditional two-story homes on larger lots with an active Murrayhill Owners Association, a Murrayhill Recreation Association with a community pool, pickleball and basketball courts, and a clubhouse. The
neighborhood's upper tier — larger homes above 3,000 square feet, backing to greenspace or community areas — reaches well above $1 million for the most premium configurations. Its proximity to both Nike (four miles) and Intel (seven miles) sustains demand from both apparel and technology professional households simultaneously.
Bethany — Thompson Woods ($750,000 to $1.5 million-plus)
Bethany's Thompson Woods, developed by Toll Brothers and West Hills Homes NW in unincorporated Washington County north of Beaverton, delivers two- and three-story homes with daylight basements, luxury finishes, and outdoor living options on a range of lot sizes. Zoned for Beaverton School District's Sunset High School and positioned near Forest Park and Highway 26, Thompson Woods is the primary destination for Nike senior executives, Adidas directors, and Silicon Forest professionals who want Beaverton School District access and new construction quality at the upper end of the Washington County market. Prices start at $750,000 and the most premium configurations — larger lots, finished daylight basements, extended outdoor living — exceed $1.5 million.
Progress Ridge — $550,000 to $750,000-plus
Progress Ridge TownSquare — with an AMC Theater, restaurants, a scenic lake with walking paths, and a Beaverton City Library branch — anchors one of Beaverton's most lifestyle-oriented neighborhoods. Newer homes and condos from the early 2000s and beyond, Mountainside High School access, and proximity to Cooper Mountain Nature Park create a submarket that appeals to active, amenity-oriented buyers. Upper-tier Progress Ridge properties approach the conforming limit at lower down payment levels.
Nike and Adidas compensation documentation expertise — RSU grant analysis, bonus averaging, fiscal year calendar alignment, and dual-industry household income structure
West Beaverton and Sexton Mountain neighborhood value familiarity — we understand what drives premium pricing in each corridor
Thompson Woods Toll Brothers builder knowledge — construction timelines, finishes, and what the jumbo documentation structure requires at each price point
Physician jumbo programs for Providence St. Vincent physicians
Down payments from 5%–10% for qualifying jumbo borrowers
Seven-day availability for apparel industry and healthcare professional schedules
Ryan Lehrman, NMLS #235295
Credit: Minimum 680–720 depending on loan amount and program; 740+ for most competitive pricing
Income: W-2 base salary, Nike and Adidas RSU vesting history (typically two years), performance bonus two-year average, deferred compensation; dual-income apparel and technology households analyzed in full
Reserves: Minimum six months PITI; Nike 401(k) and ESPP balances typically documentable as reserve assets
Property: Single-family homes, townhomes, and approved condominiums; primary residence and second home eligible
Pre-qualification and income analysis — We assess your complete Nike, Adidas, or dual-industry compensation profile before identifying the right jumbo program.
Documentation strategy — We structure the income file to present two-year RSU history, bonus averaging, and expectation-of-continuance correctly and completely for your employer.
Appraisal coordination — Jumbo appraisals in West Beaverton, Sexton Mountain, and Thompson Woods require lenders who understand Nike campus proximity value; we coordinate directly.
Underwriting and approval — We manage the jumbo underwriting timeline proactively and communicate at every step.
Closing — We coordinate with your agent, title, and escrow for a smooth close on your Beaverton upper-tier property.
Nike's annual bonus structure — tied to both company fiscal year performance and individual performance ratings — is includable in jumbo qualification when the borrower has received a bonus in each of the two prior fiscal years and there is reasonable expectation of continuance. The two-year average is used as qualifying income. For Nike employees whose bonus was affected by the company's recent restructuring or a below-plan performance year, we identify the documentation approach that most accurately reflects sustained earning capacity — taking into account Nike's current "Win Now" turnaround and the performance trajectory that supports an expectation-of-continuance analysis.
Yes. For households where one partner works at Nike in Beaverton and the other at Adidas in Portland, both income streams are fully documentable and combinable in jumbo qualification. Each income is documented separately — W-2, RSU vesting history, bonus averaging — and the combined household qualifying income is analyzed together. The dual-apparel-industry household profile is common in the Beaverton-Portland market and we handle it as a standard scenario.
No. Multiple programs allow 5%–10% down for qualified Beaverton jumbo borrowers. Physician jumbo programs may allow 0% down for qualifying physician borrowers. The specific requirement varies by loan amount, borrower credit profile, and program tier.
Ready to finance your upper-tier Beaverton 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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