Bend’s new construction market is anchored by Pahlisch Homes — a Bend-headquartered builder that has been constructing homes in Oregon since 1983 and now operates multiple simultaneous communities throughout Central Oregon. In Bend, Pahlisch’s current active communities include Easton (multiple phases in NE Bend, starting at $454,900), Petrosa (NE Bend, starting at $504,900), and Collier — a Signature community nestled among Ponderosa pines in northwest Bend, starting at $1,450,000 — one of the most premium production home offerings in the Central Oregon market. Discovery West, the 245-acre master-planned community developed by the same team that created the award-winning NorthWest Crossing neighborhood, is Bend’s most celebrated new construction project of the 2020s: a westside community featuring Discovery Park at its heart, estate lots for custom homes, single-family homes, townhomes, cottages, and apartments, with builders including Visionary Homes, BendTrend Homes, Structure Development NW, and Curtis Homes delivering a range of architectural visions on the parcels adjacent to the original NorthWest Crossing fabric. D.R. Horton also operates in the Bend market, delivering production homes in NE Bend communities with pricing starting below $500,000.
The case for building rather than buying in Bend is particularly compelling for buyers who want Westside access and new construction quality simultaneously. Discovery West — positioned just west of NorthWest Crossing, with Discovery Park running through its core — delivers the lifestyle infrastructure of Bend’s most coveted residential corridor at new construction quality and price points that reflect the build, not the decade of appreciation embedded in established NorthWest Crossing resale values. For buyers who want a custom home on a Discovery West estate lot — architect-designed, site-responsive, built to specifications that no resale home will match — the One-Time Close Construction Mortgage Loan is the financing structure that makes it possible without the re-qualification risk of a two-loan approach.
Custom builds throughout Deschutes County add another layer to Bend’s new construction landscape. Broken Top lot acquisitions, private parcels in the Shevlin Park area, acreage purchases east of the city in the Brothers and Powell Butte corridors, and custom estate builds at Tetherow and Pronghorn all represent scenarios where a buyer has identified land and a builder and needs construction financing that locks the rate, closes once, and converts without re-qualification. For remote tech professionals who relocated to Bend from California with a large equity position and a clear vision for their forever home in the high desert — but who may see their RSU schedule shift or their bonus vary during a 12 to 18 month build period — the rate lock and no-re-qualification protection of a One-Time Close is not a minor convenience. It is material financial protection.
A One-Time Close Construction Mortgage Loan combines construction financing and permanent end-loan financing into a single transaction. You qualify before construction begins, close once, and your loan converts automatically to a permanent mortgage when the certificate of occupancy is issued.
The three phases:
Construction Phase — After closing, funds are disbursed to your builder in draws as construction milestones are verified complete. You pay interest only on disbursed amounts during this period.
Conversion — When the certificate of occupancy is issued, the loan converts automatically to your permanent mortgage — no second application, no second appraisal, no re-qualification, no second closing costs.
Repayment Phase — You begin making standard principal and interest payments on your permanent mortgage.
Key Features:
Single closing — one set of closing costs, one qualification process
Rate locked at closing — protects against market movement through Bend's 9 to 18 month build timelines
No re-qualification at conversion — critical protection for remote tech professionals whose RSU and bonus income may fluctuate during the build period
Draw schedule coordinated with your builder's construction milestones
Available in conforming, jumbo, and physician program tiers
Applicable to Pahlisch Homes communities, Discovery West, D.R. Horton, and fully custom private lot projects
For buyers building in Pahlisch Homes’ Easton and Petrosa communities (starting from $454,900–$504,900), D.R. Horton’s NE Bend communities, and other active Bend production communities at loan amounts within the 2026 Deschutes County conforming limit.
For buyers commissioning custom builds in Discovery West’s estate lot tier, Broken Top, private parcels in the Shevlin Park area and northwest Bend corridors, and Pahlisch’s Collier Signature community (starting at $1,450,000) where land plus construction exceeds the conforming limit. Remote worker and California equity buyer income documented correctly from the start.
For buyers working with custom architects and builders throughout Deschutes County — including Discovery West custom lot builders Visionary Homes, BendTrend Homes, Structure Development NW, and Curtis Homes; Broken Top custom builders; and independent architects and contractors working on private parcels across Central Oregon. We establish Oregon CCB licensing, draw schedule, and milestone alignment from the first meeting.
For St. Charles Health System physicians who want to build in Discovery West, NorthWest Crossing infill, or on a private Deschutes County parcel rather than purchase existing Westside inventory. Combines no-PMI physician loan features with construction financing in a single transaction. Offer letter qualification available for St. Charles recruits.
Pahlisch Homes — Easton (NE Bend, Multiple Phases)
Pahlisch Homes' Easton community in NE Bend is one of Central Oregon's most actively developing production communities, with phases 2 and 3 delivering homes concurrently in 2025 and 2026. Floor plans range from single-level designs (the Steen, the Arcadia) from approximately 1,700 to 2,100 square feet to two-story configurations (the Conifer, the Benjamin) above 2,000 square feet. Standard features include quartz countertops, luxury vinyl plank flooring, gas fireplaces, and tankless water heaters. Most homes back onto green space. Starting at $454,900 across phases. Estimated completion timelines of 3 to 6 months from contract. Pahlisch has been Oregon's most consistently reviewed production builder for craftsmanship and community design.
Pahlisch Homes — Petrosa (NE Bend)
Petrosa is Pahlisch's newer NE Bend community, with homes along a canal system that provides a distinctive natural setting within Bend's urban fringe. The Arcadia, Benjamin, Orchard, and Parkside floor plans at Petrosa range from single-level designs with primary on main to two-story configurations with loft spaces. Canal-adjacent homesites are Petrosa's premium lots. Starting at $504,900. Petrosa is zoned for Bend-La Pine School District schools and provides quick access to Pine Nursery Park's pickleball, disc golf, and Nordic skiing facilities.
Pahlisch Homes — Collier (NW Bend Signature Community)
Collier is Pahlisch's Signature collection in northwest Bend — the builder's premium product tier, positioned among Ponderosa pines at the northwest edge of the city. Starting at $1,450,000, Collier homes feature the Malone floor plan and other high-specification designs on larger lots with forested backdrops and privacy settings that distinguish Signature product from Pahlisch's standard communities. This community serves the St. Charles physician, senior remote technology professional, and retiring Californian who wants the quality and location of Bend's most desirable residential setting with the assurance of a new construction warranty.
Discovery West (NW Bend — Multiple Builders)
Discovery West is 245 acres of master-planned new community developed by the team behind NorthWest Crossing, adjacent to and extending the original award-winning neighborhood westward. Discovery Park — a large central green space connecting Discovery West to NorthWest Crossing — anchors the community's lifestyle infrastructure. Estate lots for custom homes host builders including Visionary Homes, BendTrend Homes, Structure Development NW, and Curtis Homes, delivering
Scandinavian-inspired contemporary designs, Modern Craftsman homes, and fully customized architect-directed residences. Phases 2 through 5 have been actively delivering homes through 2024, 2025, and 2026. Discovery West is within a mile of NorthWest Crossing's neighborhood retail and a 40-acre park, and is zoned for Bend-La Pine schools. Price range across builders: $700,000 to $2 million-plus depending on the builder tier, lot size, and custom specifications.
D.R. Horton — NE Bend Communities
D.R. Horton operates in Bend's NE corridor, delivering production townhomes and single-family homes with standard smart home technology packages, 10-year limited warranties, and price points starting below $500,000 — the most accessible new construction entry points in the Bend market. Communities are positioned near shopping, dining, and access to Bend's trail network from the NE corridor.
Custom Builds — Broken Top, Private Lots, Rural Deschutes County
For buyers who have secured a Broken Top custom lot, a private parcel in the Shevlin Park area or northwest Bend, or rural Deschutes County acreage in the Powell Butte or Brothers corridors, custom construction with licensed Oregon CCB contractors is fully eligible for our One-Time Close programs. We work directly with the builder and design team to establish the documentation, draw schedule, and construction milestone plan the program requires.
Pahlisch Homes community expertise — Easton, Petrosa, and Collier build timelines, draw schedules, and what each price tier requires in financing structure
Discovery West builder knowledge — Visionary Homes, BendTrend Homes, Structure Development NW, and Curtis Homes each have distinct build processes; we align the draw schedule with each builder's construction approach
Rate lock protection for remote tech professionals — Bend's primary new construction buyer demographic whose RSU and bonus income may fluctuate during a 9 to 18 month build
Physician One-Time Close for St. Charles physicians building in Discovery West or on private Deschutes County lots
Jumbo One-Time Close for Collier, Discovery West estate lots, and Broken Top custom builds
Remote worker income documentation expertise — ensuring the construction loan qualification is correctly built from the start for out-of-state employer W-2 and RSU borrowers
Ryan Lehrman, NMLS #235295
Credit: Minimum 680 for conventional programs; 700–720 for jumbo construction tiers
Income: Fully documented — remote W-2, RSU vesting history, California equity proceeds, St. Charles physician employment agreements, and self-employment income all considered by program tier
Down Payment: Typically 5%–10% for conforming; higher for jumbo; physician programs may allow lower down payments
Builder Requirements: Oregon CCB (Construction Contractors Board) license required; approved construction contract and verified draw schedule required before closing
Bend's most active new construction buyer is a remote technology professional who relocated from California, Seattle, or another high-cost market with RSU income from a publicly traded employer. RSU vesting schedules, company performance, and grant sizes can change during a 9 to 18 month build period. A two-loan approach requires full re-qualification when construction is complete — at whatever RSU and income conditions exist at that moment. A One-Time Close locks the qualification at the start, eliminating that exposure. For a California tech professional building at Discovery West or Pahlisch's Collier with $150,000 in RSU income and a $1.3 million loan, the protection this provides is not a marginal benefit. It is the primary financial reason to choose the One-Time Close structure.
Yes. Our physician One-Time Close Construction programs allow qualification on a signed St. Charles Health System employment contract, with closing within 90 days of the employment start date. A cardiologist or trauma surgeon who has selected a Discovery West custom lot and commissioned a builder can close on the construction loan concurrent with starting their St. Charles position — without waiting for a first paycheck.
Yes. For buyers who have not yet acquired a Discovery West lot, we can structure the construction loan to cover both the land acquisition and construction costs in a single transaction. This is one of the most common Bend construction loan structures — buyers identify a Discovery West estate lot, commission a custom builder, and close on the combined land-and-build loan before the first shovel moves. The lot and construction costs together must fall within the program's maximum loan amount.
Pahlisch's production communities — Easton, Petrosa, and the standard-tier builds — use a well-defined milestone system that aligns cleanly with construction loan draw schedules. Estimated completion timelines of 3 to 6 months for production builds are shorter than custom construction, which means the rate lock period is compressed and the financial protection is proportionally valuable. For Pahlisch's Collier Signature community — longer build timelines, more complex specifications — the One-Time Close protection is even more meaningful. We work with Pahlisch's sales and construction teams in all three Bend communities to establish draw schedules aligned with their verified milestone plan.
Building your new home in Bend 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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