Ada County’s 2026 conforming loan limit is $832,750 — and unlike King County in Washington or Teton County in Idaho, Boise does not benefit from a high-balance exception that softens the Jumbo threshold. That means a buyer financing a $1.1 million home in Boise’s North End, a $975,000 property in Harris Ranch, or a $1.3 million Warm Springs Avenue estate is navigating Jumbo territory the moment their loan amount clears $832,750. This is not an edge case in Boise in 2026. Ada County recorded over 1,000 luxury home sales in 2025 alone — a 30% year-over-year increase — and November 2025 marked a record median sale price in the adjacent Eagle market of $1 million. The Jumbo buyer is a core part of this market, not an outlier.
Jumbo financing requires lenders with dedicated product relationships, underwriting experience in complex income documentation, and pricing that reflects actual Jumbo market conditions — not conventional pricing with a penalty markup. Micron Technology engineers with unvested RSUs, Albertsons executives with equity compensation, physicians at St. Luke’s Boise Medical Center coming off their first attending contract, and California or Washington buyers arriving with significant liquid assets from a prior sale all represent common Boise Jumbo buyer profiles. Getting the program right — and the documentation structured correctly from the first submission — is what separates a clean closing from a derailed timeline.
A Jumbo mortgage is any loan that exceeds the county conforming limit set by the Federal Housing Finance Agency (FHFA). In Ada County, Idaho — which includes Boise — that limit is $832,750 for 2026. Loans above this amount do not qualify for purchase by Fannie Mae or Freddie Mac and must be financed through Jumbo-specific lenders with their own underwriting guidelines, rate structures, and documentation requirements.
Key Features:
Loan amounts from $832,751 up to $2 million (Super-Jumbo programs available above $2 million)
Down payment options typically starting at 10–20%, depending on loan size and borrower profile
No PMI required on most Jumbo structures above 20% down; select programs eliminate PMI below 20% with lender-paid structures
Competitive rates — Jumbo rates are frequently within 0.25–0.50% of conventional rates for well-qualified borrowers
RSU income, bonus income, and self-employment income accepted with proper documentation
Available for primary residences and select second-home purchases in the Boise metro
The core Jumbo program for Boise buyers financing upper-tier primary residences. This tier covers most transactions in the North End, East End, Harris Ranch’s higher price points, and Warm Springs Mesa. Qualification is based on verified income, credit profile, and asset documentation, with flexibility for equity compensation structures common among Micron, Albertsons, and HP Inc. employees.
For buyers targeting Boise’s estate segment — Harrison Boulevard mansions, custom foothills builds, and Warm Springs Avenue trophy properties — Super-Jumbo programs offer loan amounts from $2 million into the $10 million range with asset-depletion qualifying, interest-only payment structures, and underwriting designed for high-net-worth borrowers.
Physicians purchasing in Boise’s upper-tier neighborhoods often find that their target home price requires both physician-specific program features (no PMI, deferred student loan exclusion) and Jumbo loan amounts. Physician Jumbo programs through Loans by Lehrman combine both — qualifying on a physician employment contract, excluding deferred medical school debt from DTI, and financing amounts well above the $832,750 conforming line.
The North End and Hyde Park Corridor
Boise's most iconic neighborhood, the North End encompasses historic homes along Harrison Boulevard, Craftsman bungalows near Hyde Park, and contemporary infill on the foothills edge. The median sale price here reached $950,000 in early 2025 — with Harrison Boulevard estates and premium foothills properties trading between $1.3 million and $1.5 million. Every purchase above $832,750 in this neighborhood requires Jumbo financing.
Warm Springs Avenue and the East End
The East End stretches from downtown Boise's eastern edge toward the foothills, anchored by Warm Springs Avenue — a historic boulevard where homes are geothermally heated, a feature dating back more than a century. East End estates and Warm Springs Avenue properties have appreciated 85–90% over the past decade and currently trade between $1.3 million and $1.5 million at the upper end. The median sale price in the East End was $754,100 as of early 2025, placing a meaningful share of transactions in Jumbo territory.
Harris Ranch and Barber Valley
Harris Ranch is a 1,300-acre master-planned community in southeast Boise, with nearly 1,500 homes already delivered and more than 600 currently under construction toward a planned total of 2,600. Upper-tier Harris Ranch homes — particularly those with foothills views, larger footprints, and premium finishes — regularly price above $850,000. Boise Hunter Homes, the leading luxury builder in the Treasure Valley by 2025 new-construction sales volume, builds in this corridor with homes starting from the mid-$800,000s.
Warm Springs Mesa
Perched above the East End on Boise's southeastern rim, Warm Springs Mesa combines newer custom-built inventory with sweeping views of the Treasure Valley and direct foothills access. Properties here blend the East End's outdoor character with newer construction quality, and pricing at the upper end regularly crosses the $1 million threshold.
Dedicated Jumbo product relationships — not conventional lenders with Jumbo bolt-ons
Proven experience documenting RSU income from Micron Technology, Albertsons, and HP Inc.
Physician Jumbo expertise for buyers at St. Luke's and Saint Alphonsus systems
Asset-depletion and bank statement programs for relocation buyers arriving from California or Washington with complex income histories
Direct communication throughout — no hand-offs to processors or junior loan officers
Closings structured to meet purchase contract timelines in a competitive market
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Credit Profile: Most Jumbo programs require a minimum 700–720 credit score; select programs extend to 680 for well-documented income files. Higher scores unlock more competitive rate tiers.
Income Documentation: W-2 income, self-employment income (2 years of tax returns), RSU/equity income (2-year history with grant and vesting documentation), and bonus income (2-year average) are all eligible. Physician programs qualify on a signed employment contract for new attendings.
Down Payment and Reserves: Standard Jumbo programs typically require 10–20% down depending on loan amount. Most programs also require 6–12 months of PITI in verified liquid reserves post-closing.
Property Type: Jumbo programs are available for single-family primary residences, select second homes, and investment properties with additional qualification requirements.
Confidential Consultation — We review your income structure, purchase target, and down payment position to identify the right Jumbo program before you write an offer.
Pre-Approval — A verified pre-approval letter specific to your Jumbo loan amount is prepared, with income documentation confirmed upfront to prevent surprises at underwriting.
Property Under Contract — Once you have an accepted offer, your file moves to formal underwriting with the Jumbo lender. Appraisal is ordered immediately.
Underwriting and Conditions — Jumbo underwriting is more detailed than conventional. We manage all conditions and lender communication so your timeline stays on track.
Clear to Close and Closing — Final documents are issued, closing is scheduled, and you receive the keys. Most Jumbo purchases close in 21–30 days from contract with proper pre-approval documentation in place.
A conventional loan in Ada County can be purchased by Fannie Mae or Freddie Mac up to the $832,750 limit. A Jumbo loan exceeds that threshold and is held by the originating lender or sold to private investors. Jumbo underwriting is typically more detailed, requiring additional documentation for income, reserves, and assets — but rates for well-qualified borrowers are often competitive with conventional pricing.
Yes, with the right documentation. Micron operates on a 4-year RSU vesting schedule with 25% vesting annually. Jumbo lenders typically require a two-year history of RSU distributions, averaged over 24 months, supported by grant agreements and brokerage account statements showing actual distributions. Structuring this correctly from the first submission is critical — it is one of the most commonly mishandled income types in Boise's Jumbo market.
Jumbo pricing generally tiers at $1 million, $1.5 million, and $2 million, with rates becoming progressively more specialized above each tier. For purchases between $832,751 and $1.5 million with 20%+ down and strong credit, Jumbo pricing in Boise is frequently within 0.25% of comparable conventional rates. Above $1.5 million, Super-Jumbo structures often offer better terms for buyers with significant assets.
Ready to finance your upper-tier Boise 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.
Who we are
Our website address is: https://loansbylehrman.com/
Embedded content from other websites
Articles on this site may include embedded content (e.g. videos, images, articles, etc.). Embedded content from other websites behaves in the exact same way as if the visitor has visited the other website.
These websites may collect data about you, use cookies, embed additional third-party tracking, and monitor your interaction with that embedded content, including tracking your interaction with the embedded content if you have an account and are logged in to that website.
SMS Privacy
I respect your privacy. I will not share or use your mobile number for any other purpose. I will only use information you provide to transmit text messages. Nonetheless, I reserve the right at all times to disclose any information as necessary to satisfy any law, regulation or governmental request, to avoid liability, or to protect my rights or property. When you complete forms online or otherwise provide me information in connection with the Service, you agree to provide accurate, complete and true information. You agree not to use a false or misleading name or a name that you are not authorized to use. If I, in my sole discretion, believe that any such information is untrue, inaccurate or incomplete, I may refuse you access to the Service and pursue any appropriate legal remedies.
Analytics tracking
Our website uses analytics tools such as Google Analytics to better understand how visitors interact with our site. These tools collect data through cookies and similar technologies, including information about on-site activity and, in some cases, IP addresses. We use this data to improve user experience, monitor performance, and track conversions. Visitors who prefer not to be tracked can opt out by using the Google Analytics opt-out browser add-on or other available opt-out methods.
