Eagle’s custom build market is one of the most active in Idaho — and one of the most consequential. The Treasure Valley’s luxury builder community has concentrated significant inventory in and around Eagle because the city offers what resale in Boise and Meridian cannot: lot sizes. Mace River Ranch’s 218 building sites range from a quarter-acre to 3.09 acres along the Boise River, 2.5 miles of walking paths, and nine community lakes. The Estates at Dry Creek Ranch offer 1-acre lots at the base of the Boise Foothills north of Eagle with equestrian stable access, organic farm membership, Bogus Basin views, and a 5-acre amenity campus including an 8,840-square-foot clubhouse. Foothills acreage north of Eagle on Linder Road, Beacon Light Road, and the Highway 16 corridor offers custom parcel buyers 2–10+ acres with unobstructed valley and mountain views and 45-minute ski access to Bogus Basin.
The case for building in Eagle rather than buying resale is clearest at the upper end. Two Rivers — Eagle’s most established luxury community — has essentially no new inventory. What trades there is resale, and it trades at a premium reflective of what an established community with 17 lakes and 41 waterfalls commands. Buyers who want Two Rivers-level quality but haven’t found the right resale, and buyers who want the specific characteristics only a custom build provides — floor plan control, finish selections, energy system specification, RV garage inclusion — look to Mace River Ranch, Dry Creek Ranch, and foothills acreage as their answer. And the answer, increasingly, is a One-Time Close Construction loan.
The rate lock is the reason. A buyer who builds in Dry Creek Ranch’s Estates on a 1-acre lot and engages Boise Hunter Homes or a custom general contractor is looking at a 9–14 month construction timeline. The permanent mortgage rate at the end of that timeline is unknown under a two-loan construction approach — and in a rate environment where mortgage pricing has moved meaningfully over 12-month periods, that uncertainty carries real financial risk. One-Time Close Construction financing eliminates that risk by locking the permanent rate at the first closing, before the first permit is pulled.
A One-Time Close Construction Mortgage Loan combines three phases of a custom home purchase into a single loan with a single 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 — The lender distributes funds through a draw schedule tied to verified construction milestones. You make interest-only payments on the outstanding construction balance during the build.
Permanent Mortgage Conversion— When construction is complete and a certificate of occupancy is issued, the loan converts automatically to the permanent mortgage — the rate locked at the initial closing, not the rate at conversion. No refinance, no second application, no second appraisal.
Key Features:
Single closing — one set of closing costs, one title policy, one approval
Rate locked before construction begins — eliminates rate exposure over Eagle's 9–14 month typical build timelines
Available at Jumbo and Super-Jumbo loan amounts for Eagle's upper-tier builds
Physician One-Time Close available for St. Luke's and Saint Alphonsus physicians building in Eagle
Builder-agnostic — works with licensed general contractors throughout Ada County and with builders active in Mace River Ranch and Dry Creek Ranch
Available for both community lots purchased through builder programs and owner-directed custom builds on acreage parcels
For buyers building primary residences in Eagle and western Ada County with a projected finished value at or below the conforming limit of $832,750. Available for more modest custom builds in established Eagle areas and for smaller foothills parcels where finished home value falls within conventional underwriting parameters. Less common in Eagle’s primary luxury communities but available where applicable.
The primary construction program for Eagle buyers. Dry Creek Ranch entry homes begin in the mid-$800,000s; Mace River Ranch custom builds typically exceed $1 million; Banbury Meadows custom positions regularly produce finished values above $900,000. Jumbo One-Time Close programs extend the construction-to-permanent structure to loan amounts from $832,751 into the $2 million range, with flexible income documentation for RSU compensation, executive income, and physician contract qualifying. This is the right program for most Eagle custom builds.
For buyers building at the Estates at Dry Creek Ranch (1-acre lots, Boise Hunter Homes pricing from mid-$1M to $3M), on foothills acreage north of Eagle, or on premium parcels in Mace River Ranch where land plus custom construction exceeds $2 million in total project value. Super-Jumbo construction-to-permanent programs lock the permanent rate at initial closing, cover land and construction draws, and provide loan amounts scaled to full-build estate project budgets
Physicians building their Eagle home — whether a Mace River Ranch custom build, a Dry Creek Ranch Estate, or a foothills acreage project with a custom GC — can access One-Time Close Construction programs with physician-specific terms: employment contract qualifying, deferred student loan exclusion, no PMI. A new attending at St. Luke’s who signs a July contract and breaks ground on a Mace River Ranch home in August closes on both land and construction financing before the first paycheck, with no PMI during the construction period.
The Estates at Dry Creek Ranch — 1-Acre Foothills Lots, Boise Hunter Homes
The Estates at Dry Creek Ranch are the signature offering in Eagle's custom build market. Boise Hunter Homes — Idaho's largest move-up builder, which captured 26% of all Treasure Valley luxury new-construction sales above $1 million in 2025 — delivers estate homes on 1-acre lots at the base of the Boise Foothills north of Eagle. Five exclusive floor plans are designed for the estate lots. Personal equestrian stable construction is permitted and encouraged, with access to Dry Creek Ranch's professional equestrian arena. Views of Stack Rock and Bogus Basin from the foothills setting are available on many lots. The 8,840-square-foot Dry Creek Ranch clubhouse — with organic farm, fitness center, pool, pickleball, basketball, and volleyball — is available to all Dry Creek Ranch residents. Boise Hunter Homes prices these homes from the mid-$1,000,000s to $3,000,000. Super-Jumbo construction-to-permanent financing is the right structure for buyers building at the top of this range.
Mace River Ranch
Custom Builds on Boise Riverfront Parcels Mace River Ranch offers 218 building lots ranging from 0.25 to 3.09 acres in a 192-acre community directly adjacent to downtown Eagle and the Boise River. Custom builds on the community's larger parcels — particularly the riverfront and pond-access lots — regularly produce finished values of $1.2 million to $2 million or more. The community's 40-acre nature preserve, 2.5 miles of walking paths, nine community lakes, clubhouse, and pool provide the amenity context that justifies both the lot premium and the build budget. Buyers who are purchasing a Mace River Ranch lot to build with their own GC — rather than through a builder program — should plan for 12–14 months from closing to certificate of occupancy, making the One-Time Close rate lock particularly valuable.
Foothills Acreage North of Eagle — Custom Estate Parcels
The land north of Eagle on Linder Road, Beacon Light Road, and the State Highway 16 and 55 corridors offers estate acreage that is genuinely distinct from anything available in the Boise city limits or Meridian. Parcels of 2–10+ acres with unobstructed foothills and valley views, proximity to the Bogus Basin access road, and the privacy of lower-density North Ada County are the defining characteristics. Custom home projects on this acreage — architect-designed, built by a licensed Eagle-area GC, with full finish packages — regularly reach $2 million to $5 million in total project value. Super-Jumbo construction-to-permanent programs are the correct financing structure for these projects.
Direct experience with Jumbo and Super-Jumbo One-Time Close Construction programs throughout Eagle and western Ada County
Dry Creek Ranch Estates, Mace River Ranch, and foothills acreage builds financed at the appropriate program level
Physician One-Time Close available for St. Luke's and Saint Alphonsus physicians building in Eagle's established communities
Asset-depletion construction-to-permanent for buyers financing estate-level projects on equity from prior home sales
Builder-agnostic — works with Boise Hunter Homes, independent licensed GCs, and builder-selected contractors throughout Ada County
Rate locked at the initial closing — no rate exposure through Eagle's 9–14 month custom build timelines
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Borrower Qualification: Standard income, credit, and asset documentation. Physician programs accept employment contracts. Asset-depletion programs qualify on verified liquid assets. RSU and bonus income accepted with proper documentation.
Builder Requirements: General contractor must be Idaho-licensed and lender-approved. Boise Hunter Homes, major Eagle-area custom builders, and independent licensed GCs all qualify with lender review.
Property and Lot: Builds on lots owned at closing, lots purchased as part of the initial loan draw, and to-be-built purchases through builder programs (including Dry Creek Ranch and Mace River Ranch community sales) are all eligible. Primary single-family residences in Eagle and Ada County.
Loan Amounts: Standard programs up to $832,750. Jumbo programs from $832,751 into the $5 million range. Super-Jumbo programs for finished values above $2 million.
Confidential Consultation — We review your lot status or builder relationship, income structure, and project budget before any documents are assembled. For Mace River Ranch and Dry Creek Ranch builds, understanding the community's builder program and timeline informs the financing structure from the first meeting.
Pre-Approval and Loan Sizing — A construction-specific pre-approval is issued covering the construction draw amount and permanent loan terms. For Boise Hunter Homes builds, this pre-approval confirms to the builder that financing is in place for the specified floor plan and finish level.
Single Closing — You close once, before construction begins. The permanent rate is locked. Land is acquired or lot equity is documented. The draw schedule is established with the builder.
Construction Period— Funds are distributed through lender-reviewed draws tied to milestones. You make interest-only payments on the outstanding balance. We coordinate between you, your builder, and the lender throughout the build.
Certificate of Occupancy and Conversion — When construction is complete and the CO is issued, the loan converts automatically to the permanent mortgage. The rate you locked at the start. No refinance, no second closing, no additional costs.
Eagle's custom build timelines run 9–14 months — and in some cases longer for large foothills estate projects. A two-loan construction approach leaves the permanent mortgage rate unknown until construction ends. In a rate environment where mortgage pricing has moved 50–100 basis points within a single calendar year, a 12-month rate exposure on a $1.5 million loan represents a potential annual payment increase of $7,500–$15,000. One-Time Close locks the permanent rate at the initial closing, before ground is broken, eliminating that exposure.
Yes. One-Time Close programs are builder-agnostic — the borrower can select any Idaho-licensed general contractor, bring their own architect, and specify finishes independently of builder programs. The GC must be Idaho-licensed and approved by the lender, and the construction budget must be reviewed before closing. Most established custom builders active in Mace River Ranch and western Ada County complete this lender approval process efficiently.
Yes. Physician One-Time Close Construction programs are available for licensed medical professionals building primary residences in Eagle. A physician with a signed attending contract at St. Luke's who wants to build on a Dry Creek Ranch Estate lot can close on both the land and the construction loan using that contract as the income document — before the first paycheck, before training ends. Deferred student loans are excluded from DTI. No PMI during construction or after permanent conversion. Finished values in the Dry Creek Ranch Estates typically require Physician Jumbo construction-to-permanent programs for full-build projects at the $1.5 million and above level.
Construction budget overruns are managed differently depending on the loan structure. Under a One-Time Close program, the initial loan amount is set at closing based on a reviewed construction budget. If costs increase during the build, the borrower may need to provide additional cash for the overage — the loan amount does not automatically increase post-closing. For this reason, we encourage buyers to work with their builder to include a 5–10% contingency in the initial construction budget submitted to the lender, which provides buffer for change orders and cost increases without requiring additional lender involvement.
Building your new home in Eagle 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.
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.
