Boise’s resale inventory tells only part of the housing story. Harris Ranch — a 1,300-acre master-planned community in southeast Boise’s Barber Valley — currently has more than 600 homes under active construction, with a total planned build-out of 2,600 homes. Boise Hunter Homes, the Treasure Valley’s leading luxury builder by 2025 sales volume, is actively delivering new construction from the mid-$800,000s into the mid-$3,000,000s at communities including Dry Creek Ranch and Harris North. Custom lots in the foothills above Warm Springs Avenue, on Warm Springs Mesa, and throughout Ada County’s east corridor continue to attract buyers who want to control their finishes, their floor plan, and their timeline — rather than compete for existing inventory in a market where upper-tier homes sell in days.
The argument for building in Boise comes down to a straightforward comparison. Resale inventory in the North End and East End is historically tight, competitively bid, and priced at a premium for neighborhood character that took decades to develop. New construction in Harris Ranch, Dry Creek Ranch, and Boise’s foothills communities offers buyers modern construction quality, energy-efficient systems, builder warranty coverage, and the ability to select finishes — without the bidding wars and waived contingencies that resale purchases in Boise’s upper tier often require. For buyers who plan to be in a home for 10 or more years, the case for building is often the stronger financial decision.
One-Time Close Construction financing is how this works without the risk of two separate loan approvals, two sets of closing costs, and a construction period rate that converts to an unknown permanent rate at completion. A single closing locks the permanent rate, wraps the land and construction draws into one facility, and eliminates the refinance step that a two-loan construction approach requires.
A One-Time Close (OTC) Construction Mortgage Loan combines three phases of a custom home purchase into a single loan closing:
Land Acquisition : If you do not already own the lot, the One-Time Close loan covers the land purchase as part of the initial draw. If you own the lot, its equity counts toward your down payment.
Construction Period : During construction, the lender distributes funds through a draw schedule tied to verified construction milestones. You make interest-only payments on the outstanding construction balance during this phase.
Permanent Mortgage Conversion: When construction is complete and a certificate of occupancy is issued, the loan automatically converts to the permanent mortgage — the same loan, the same terms, the rate locked at closing. No refinance, no second application, no second appraisal.
Key Features:
Single closing — one set of closing costs, one approval process, one title insurance policy
Rate locked at initial closing — eliminates the risk of permanent rate uncertainty during a 6–12 month construction period
Available with Jumbo loan amounts for higher-value builds
Physician One-Time Close programs available for physicians financing custom builds in Ada County
VA One-Time Close available for eligible veterans — single closing with VA entitlement preserved
Flexible on builder selection — works with licensed general contractors throughout the Boise metro and Ada County
The core program for buyers building primary residences in Ada County. Available up to the conforming limit of $832,750, with conventional underwriting standards. Suitable for buyers building in established Boise neighborhoods, Harris Ranch, and new communities throughout Ada County where home values will fall within the conforming range.
For buyers building custom homes — foothills builds, Warm Springs Mesa properties, estate-scale projects in Harris Ranch’s upper tier, or custom builds in any Ada County location where finished value will exceed $832,750. Jumbo One-Time Close programs extend the
construction-to-permanent structure to loan amounts from $832,751 into the $2 million range and beyond, with underwriting designed for complex income structures including RSU income, executive compensation, and physician contract qualifying.
Physicians who want to build their attending home — rather than purchase resale — face a specific timing challenge: the construction period often overlaps with the start of a new contract. Physician One-Time Close programs solve this by qualifying on a signed employment contract, excluding deferred student loan balances from DTI, and eliminating PMI — even during the construction draw period.
For buyers whose income is primarily asset-based — executives with significant equity positions, business owners who have sold, or retirees building an estate-level primary residence — asset-depletion One-Time Close programs allow qualifying on verified liquid assets rather than traditional employment income. These programs are available at Jumbo and Super-Jumbo loan amounts for buyers targeting Boise’s upper-tier custom build market.
Harris Ranch, Barber Valley, Southeast Boise
Harris Ranch is the most significant active master-planned development within Boise city limits. Tucked into the Barber Valley along the Boise River's southeastern corridor, the community has delivered nearly 1,500 homes across a mix of single-family residences, townhomes, condos, and apartments, with more than 600 additional units under active construction. The development's total planned value at completion exceeds $767 million. Upper-tier Harris Ranch homes — those with foothills views, premium lot positions, and larger footprints — regularly price above $850,000, placing buyers firmly in Jumbo One-Time Close territory.
Dry Creek Ranch and Boise Hunter Homes Communities
Boise Hunter Homes, which captured 26% of all new-construction sales above $1 million in the Treasure Valley in 2025, operates Dry Creek Ranch and Harris North as its primary Boise-area luxury communities. Dry Creek Ranch features an 8,840-square-foot community clubhouse, pool, organic farm, equestrian center, and full-service coffee shop alongside homes priced from the mid-$800,000s into the mid-$3,000,000s. Buyers building at the upper end of this range require Jumbo One-Time Close construction financing; buyers at the estate tier may require Super-Jumbo construction-to-permanent programs.
Foothills and Warm Springs Mesa Custom Lots
The foothills above Boise's North End and East End contain a limited but consistent supply of custom lots where buyers can bring their own architect and general contractor. Warm Springs Mesa, positioned above Warm Springs Avenue with views across the Treasure Valley, is a particularly active area for upper-tier custom builds. These builds frequently exceed $1.5 million in finished value, require Jumbo or Super-Jumbo construction-to-permanent programs, and benefit from early lender engagement before the builder contract is signed.
Direct experience with One-Time Close Construction programs at both conforming and Jumbo levels throughout Ada County
Physician One-Time Close available for physicians at St. Luke's and Saint Alphonsus building their first attending home
Jumbo and Super-Jumbo construction-to-permanent programs for upper-tier custom builds in the foothills and Dry Creek Ranch
Single-closing structure eliminates the rate risk, refinance cost, and approval uncertainty of a two-loan construction process
Builder-agnostic — works with licensed GCs throughout the Boise metro, not tied to specific builders or communities
Construction draw management coordinated with your builder's schedule
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Borrower Qualification: Standard income, credit, and asset documentation applies. Physician programs qualify on employment contracts. Asset-depletion programs qualify on verified liquid assets. RSU and equity income accepted with proper documentation.
Builder Requirements: The general contractor must be licensed in Idaho and approved by the lender. Most licensed builders active in Ada County qualify; custom GCs brought by the borrower are also eligible with lender review.
Property and Lot: Builds on lots owned by the borrower at closing, lots purchased as part of the initial loan draw, and to-be-built purchases in active communities (where the builder holds the lot) are all eligible. The property must be a single-family primary residence.
Loan Amounts: Conforming One-Time Close programs available to $832,750. Jumbo One-Time Close programs available from $832,751 into the $5 million range depending on borrower profile and project scope.
Confidential Consultation — We review your build plans, lot status, builder relationship, and income structure to identify the right One-Time Close program and loan amount before your builder contract is signed.
Pre-Approval and Loan Sizing — A construction-specific pre-approval is issued, covering both the construction draw amount and the permanent loan terms. This approval is what your builder uses to confirm project financing is in place.
Single Closing — You close once, before construction begins. Land is acquired (if applicable), the rate is locked, and the construction draw schedule is established. Your builder can begin pulling permits and breaking ground.
Construction Period — Funds are distributed through lender-reviewed draws tied to construction milestones. You make interest-only payments on the outstanding balance during construction. We coordinate between you, your builder, and the lender throughout.
Certificate of Occupancy and Conversion — When the home is complete and the CO is issued, the loan converts automatically to your permanent mortgage. No new appraisal, no new application, no refinance — you move in under the terms you locked at closing.
A two-loan construction approach requires a separate construction loan and a permanent mortgage — two applications, two appraisals, two sets of closing costs, and a permanent rate that is unknown until the construction loan converts. In Boise's market, where construction timelines can run 9–14 months and interest rates can move meaningfully during that period, rate uncertainty is a real risk. One-Time Close locks your permanent rate at the first closing, eliminates duplicate costs, and removes the risk of failing to qualify for the permanent loan after construction is complete.
Yes. Physician One-Time Close Construction programs are available for physicians and eligible advanced practice providers building primary residences in Ada County. A new attending who has signed a contract at St. Luke's or Saint Alphonsus and wants to build in Harris Ranch, Dry Creek Ranch, or on a foothills lot can qualify on that signed contract — with no PMI and with deferred student loans excluded from the DTI calculation — before the first paycheck arrives.
Yes. VA One-Time Close Construction loans are available for eligible veterans building primary residences in Ada County. The VA entitlement covers the full construction-to-permanent loan with no down payment requirement (subject to VA loan limits and remaining entitlement), no PMI, and the same single-closing structure. Boise has a significant veteran population served by the Boise VA Medical Center; eligible veterans building in Harris Ranch, Dry Creek Ranch, or custom lots throughout Ada County should evaluate VA One-Time Close as a primary option.
Yes. One-Time Close programs are not tied to specific builder relationships or communities. If you own a lot and have a relationship with a licensed general contractor in Ada County, that builder can be used with lender review and approval. The builder must be Idaho-licensed and in good standing, and the project scope must be reviewed by the lender before closing. Most qualified custom builders active in the Boise market complete this process efficiently.
Building your new home in Boise 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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