Eagle is the only city in Ada County where a typical purchase — at the market’s median — is a Jumbo transaction. In November 2025, Eagle set a monthly record with a median sale price of $1 million. The median list price through mid-2025 ran between $926,000 and $1.1 million. Ada County’s 2026 conforming loan limit is $832,750 — meaning a buyer who puts 20% down on the median Eagle home is at $800,000, just below the threshold, but any reduction in down payment, any move up in price, and any purchase in Eagle’s primary luxury communities pushes immediately into Jumbo territory.
This is what distinguishes Eagle from every other Ada County city on this build. In Meridian, Jumbo financing serves the upper 20% of the market. In Boise, it serves the North End and East End tier. In Eagle, Jumbo financing is what most buyers who want a primary-tier single-family home in an established neighborhood need. Two Rivers — 245 acres between the North and South forks of the Boise River with 17 lakes, 41 waterfalls, and custom estates — prices homes in the low seven figures and up. Mace River Ranch, the 192-acre Boise River community with lots to 3.09 acres, averaged $1.3 million on new construction in 2023. Banbury Meadows, on the John Harbottle III-designed course, runs from $600,000 to $1.5 million. Corrente Bello starts in the high $900,000s. Dry Creek Ranch’s entry homes begin in the mid-$800,000s with estate lots in the $1.5–$3 million range. The Eagle buyer needs a lender who operates in Jumbo daily — not a conventional lender with an occasional Jumbo file.
A Jumbo mortgage is any loan exceeding Ada County’s 2026 conforming limit of $832,750. In Eagle, this threshold is reached on a standard purchase across most of the city’s established communities. Unlike in Meridian or Boise — where Jumbo is an upper-tier specialty — in Eagle, Jumbo is the normal financing instrument for a typical buyer in a typical neighborhood.
Key Features of Boulder Jumbo Loans
Loan amounts from $832,751 through $2 million (Super-Jumbo above $2 million)
Down payment options starting at 10–20% depending on loan amount and borrower profile
No PMI on most Jumbo structures at 20%+ down; select programs eliminate PMI below 20% with lender-paid structures
Competitive rate pricing — well-qualified Eagle buyers in the standard Jumbo tier frequently achieve rates within 0.25–0.50% of conventional pricing
RSU, bonus, equity compensation, asset-depletion, and self-employment income all accepted
Physician Jumbo available for licensed medical professionals purchasing in Eagle's established communities
The primary program for Eagle buyers financing purchases in Two Rivers, Mace River Ranch, Banbury Meadows, and Corrente Bello. Covers the majority of Eagle’s single-family home transactions. Documentation-flexible underwriting for buyers with RSU income from Boise metro employers, bonus compensation from corporate positions, and self-employment income from professional services practices.
For buyers targeting Eagle’s estate tier — the upper reaches of Two Rivers’ Island and Pointe sections, premium Mace River Ranch parcels, foothills acreage north of downtown Eagle, and custom builds in Dry Creek Ranch’s Estates — Super-Jumbo programs extend from $2 million into the $10 million range with asset-depletion qualifying and executive income structures.
Physicians purchasing in Eagle who need both physician-specific program terms (no PMI, deferred student loan exclusion, contract qualifying) and Jumbo loan amounts — which is virtually every physician buying in Eagle — can access Physician Jumbo programs combining both in a single loan
Two Rivers — Eagle's Premier Address
Two Rivers is routinely described as Eagle's most prestigious neighborhood — and the data supports that characterization. Set across 245 acres between the North and South forks of the Boise River, the community features 17 man-made lakes, 41 waterfalls, a 40-acre nature preserve, and custom-built estate homes ranging from 2,000 square feet to executive properties exceeding 8,000 square feet. The Pointe section contains the community's most substantial estates on large waterfront view lots. The Island — 15 unique homesites backing to the South Channel of the Boise River — provides riverfront access that is genuinely scarce in the Treasure Valley. Properties in Two Rivers, Legacy, and the community's highest-tier sections are known to command seven-figure prices. Every transaction here is a Jumbo transaction.
Mace River Ranch — 192 Acres, Boise Riverfront
Mace River Ranch stretches 192 acres along the Boise River adjacent to downtown Eagle. The community's 218 building lots range from 0.25 to 3.09 acres, with a clubhouse, pool, 40-acre nature preserve, 2.5 miles of walking paths, and nine community lakes. New construction in Mace River Ranch averaged $1.3 million in 2023. Buyers building at the upper end of the community — on the largest riverside parcels with custom footprints above 4,000 square feet — regularly require loan amounts above $1.5 million. This is firmly mid-to-upper Jumbo territory for most financing structures.
Banbury Meadows — Golf and Waterfront Estates
Banbury Meadows is built around the John Harbottle III-designed, 6,890-yard par-71 Banbury Golf Course — ranked among Idaho's top ten courses by Golf Digest for eight consecutive years. Properties range from $600,000 to $1.5 million, with waterfront lots in The Villas at Banbury Meadows and estate positions directly on the fairways. Buyers financing above $832,750 in Banbury Meadows — which covers most of the community's premium and waterfront inventory — are in standard Jumbo territory.
Corrente Bello — Tuscan-Inspired Estate Community
Corrente Bello is Eagle's most architecturally distinctive luxury community — a Tuscan-inspired enclave in north Eagle with villas and palatial estates from the high $900,000s to well into the millions. Custom homes in Corrente Bello range from 2,800 to over 6,000 square feet, with meticulous landscaping, water features, and walking paths throughout. The estate tier of Corrente Bello — larger footprints, premium lot positions, full custom finishes — reaches and crosses the $2 million mark, placing those buyers in Super-Jumbo territory.
Dry Creek Ranch — 1,400-Acre Foothills Community
Dry Creek Ranch sits at the base of the Boise Foothills just north of Eagle, on 1,400 acres with an 8,840-square-foot clubhouse, organic farm, equestrian facilities, professional stables, and miles of trails. Boise Hunter Homes — which captured 26% of all Treasure Valley luxury new-construction sales above $1 million in 2025 — builds throughout the community. Entry-level homes in Dry Creek Ranch start in the mid-$800,000s; the Estates at Dry Creek Ranch, with 1-acre lots and personal stable access, are priced from the mid-$1,000,000s to $3,000,000. Nearly every Dry Creek Ranch transaction requires Jumbo or Super-Jumbo financing.
Dedicated Jumbo product relationships built for Eagle's market — not conventional lenders with Jumbo as an afterthought
RSU and equity income from Micron Technology, Albertsons, and Boise metro employers documented correctly from the first submission
Asset-depletion programs for California and Pacific Northwest buyers arriving with equity from prior home sales
Physician Jumbo expertise for St. Luke's and Saint Alphonsus physicians choosing Eagle's school district and riverfront lifestyle
Executive income programs for buyers with complex multi-component compensation — base, bonus, distributions, and deferred compensation
Deep familiarity with Eagle's specific communities and how comparable sales, appraisal dynamics, and competition differ across them
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Credit Profile: Minimum 700–720 for most programs; best rate tiers available at 740+.
Income Documentation: W-2, RSU/equity (2-year vesting history), bonus (2-year average), self-employment (2 years tax returns), asset depletion, physician contract qualifying. The right documentation approach depends on which income type dominates the borrower's financial picture.
Down Payment and Reserves: Typically 10–20% down depending on loan amount. Most programs require 6–12 months PITI in verified post-closing liquid reserves.
Property Type: Primary residences and select second homes. Investment property Jumbo programs available with additional requirements.
Confidential Consultation — We identify your target community, income structure, and purchase price before any documentation is submitted, then match you to the right Jumbo program for your specific profile.
Pre-Approval — verified Jumbo pre-approval letter is prepared with income documentation confirmed upfront. In Eagle's competitive upper-tier market, a credible pre-approval letter is table stakes for a serious offer.
Property Under Contract — Once you have an accepted offer, formal Jumbo underwriting begins. Appraisal is ordered immediately — Eagle's upper-tier communities have limited comparable sales, which we plan for in the timeline.
Underwriting and Conditions — We manage all lender communication and conditions directly. Complex income structures — RSU, bonus, asset depletion — are our area of strength, not last-minute problems.
Clear to Close and Closing —Most Eagle Jumbo purchases close in 21–30 days from contract with proper pre-approval in place.
Ada County's 2026 conforming limit is $832,750, and Eagle's median sale price hit $1 million in November 2025. A buyer who puts 15% down on a $950,000 Eagle home borrows $807,500 — just under Jumbo. Any reduction in down payment, any purchase above $950,000, or any home in Eagle's premium communities immediately produces a loan above $832,750. Eagle is the only Ada County city where the market median itself crosses the Jumbo threshold for most down payment structures.
Micron Technology's RSUs vest on a 4-year schedule at 25% per year. To use RSU income in qualifying, lenders require a two-year history of RSU distributions, documented through grant agreements and brokerage statements showing actual vesting payouts, then averaged over 24 months. This is one of the most frequently mishandled income types in the region — generalist lenders routinely submit it incorrectly, triggering condition letters that delay Eagle transactions. Getting it structured properly from the first submission prevents the delays that are most damaging in a competitive upper-tier market.
For well-qualified borrowers — strong credit, documented income, 20%+ down, solid reserves — Jumbo rates in the $832,751 to $1.5 million tier are frequently within 0.25–0.50% of comparable conventional rates. The gap widens above $1.5 million and at lower down payment percentages. Working with a lender who has dedicated Jumbo product relationships — not a single-source option bolted onto a conventional platform — is the most reliable way to access competitive pricing for Eagle purchases.
Ready to finance your upper-tier Eagle 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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