Fort Collins is a city that has largely built itself out within its own boundaries — a function of geography, city planning choices, and the natural limits imposed by Horsetooth Reservoir to the west, agricultural land to the east, and the Cache la Poudre River corridor running through the city center. New residential construction within Fort Collins proper is more limited than in comparable Colorado Front Range cities, with available land concentrated in specific infill opportunities and a handful of new communities in the city’s eastern quadrant. The meaningful new construction volume in the broader Fort Collins market happens in the surrounding communities: Timnath to the southeast, Windsor and Severance to the east, Berthoud to the south, and Johnstown along the I-25 corridor. These communities offer what Fort Collins proper cannot — available land at scale, active master-planned community development, and a builder ecosystem that ranges from national production builders to Northern Colorado’s most accomplished custom home specialists.
Timnath, located at the southeastern corner of Fort Collins, has emerged as one of the most active new construction markets in northern Colorado, with 119 active communities and proximity to Fort Collins that makes it a natural extension of the city’s residential market. Richmond American’s Kitchel Lake community in Timnath offers new construction homes from the mid-$700,000s to over $900,000 — pricing that exceeds Larimer County’s $832,750 conforming limit and requires Jumbo construction financing for many buyers. Hartford Homes operates the Trailside community in Timnath. Windsor, 10 miles east along Harmony Road, hosts Richmond American’s Fossil Creek community, Landmark Homes Colorado’s Country Farms Village ($600,000–$700,000 range), and Hartford Homes’ Raindance development (including entry-level condo options starting in the low $300,000s). Berthoud, 20 miles south, is home to Sopris Homes’ Heron Lakes — a luxury community with homes from $800,000 into the mid-$1 million range, adjacent to TPC Colorado, a PGA Tour-affiliated course that is one of the most acclaimed golf facilities in the Mountain West.
Within Fort Collins itself, Brightland Homes operates the Bloom community (mid-$500,000s to low-$600,000s), Thrive Home Builders is active in the Sonders development, and NoCO Custom Homes — HBA Custom Builder of the Year for Northern Colorado in 2025 — builds custom estate-tier homes across the entire northern Colorado region at $1 million and above. The combination of production community options at accessible price points and premium custom build capability for buyers at the top of the market gives Fort Collins-area new construction one of the broadest price ranges of any Colorado market outside the Denver metro.
Ryan Lehrman, NMLS #235295, structures One-Time Close Construction loans across the full range of Fort Collins-area build scenarios — standard conventional programs for production community builds, Jumbo programs for Timnath and Berthoud luxury builds, and custom estate programs for NoCO Custom Homes and independent contractor builds in Larimer County.
A One-Time Close Construction Mortgage Loan — also called a Construction-to-Permanent or Single-Close loan — combines the construction financing and the permanent mortgage into a single loan, closed once, before construction begins.
The process moves through three phases:
The Construction Phase: Funds are disbursed to your builder in draws as construction milestones are verified and completed. You make interest-only payments on the drawn balance during this period. Your permanent rate is locked at the initial closing — before a single board is nailed — so you carry no rate risk during the build. Whether your home takes 7 months or 16 months to complete, your rate is protected.
The Conversion Phase: Upon receipt of the certificate of occupancy, the loan automatically converts from construction financing to your permanent mortgage. No second closing. No second appraisal. No second round of underwriting. No additional closing costs.
The Permanent Phase: Regular amortizing mortgage payments begin on the permanent loan at the locked rate.
Key Features of Fort Collins One-Time Close Construction Loans
Single closing, single appraisal, single set of closing costs
Rate locked before construction begins — no rate risk during the build period
Automatic conversion to permanent financing upon certificate of occupancy
Interest-only payments during the draw period
Standard, Jumbo, and Physician program options available
Works with production builders in Timnath, Windsor, Severance, Berthoud, and Johnstown communities
Works with custom builders including NoCO Custom Homes and independent Larimer County contractors
Primary residences, second homes, and select investment properties eligible
Metropolitan district mill levy impact discussed in detail at consultation
For builds where the total project cost — lot, construction, finishes, and soft costs — falls within Larimer County’s $832,750 conforming limit. This covers most production builds in Severance, Johnstown, and the entry-to-mid tier of Windsor and Timnath communities. Windsor’s Hartford Homes Raindance condos and townhomes, Severance’s Hidden Valley Farm by LGI Homes and Hunters Crossing by View Homes, and Johnstown’s Pintail Commons by Landsea Homes all fall within this range for most floor plans and standard finish specifications. Standard programs offer the best rates and lowest down payment requirements outside of physician programs.
For builds where the total project cost exceeds $832,750 — covering Richmond American’s Kitchel Lake in Timnath ($700,000–$900,000+), Sopris Homes’ Heron Lakes in Berthoud ($800,000–$1M+), premium lots and upgraded specifications in Windsor’s Landmark Homes communities, and any custom build in Larimer County where land cost plus construction exceeds the conforming limit. Jumbo One-Time Close programs maintain the
single-closing, rate-locked structure while extending financing to $2–$3 million and above. Down payment requirements are typically 10–20% depending on total project cost and the lender selected.
Physicians building in any Fort Collins-area community — whether a production home in Windsor near UCHealth’s Harmony Road corridor, or a custom NoCO Custom Homes build on a Larimer County lot — can combine physician-specific qualifying (no PMI, IBR/IDR student loan treatment, employment contract qualifying) with the One-Time Close single-closing structure. For PVH residents building ahead of an attending transition, the contract-based income qualification extends into the construction loan.
For buyers working directly with NoCO Custom Homes, an independent Larimer County general contractor, or another licensed Northern Colorado builder on a lot outside an established production community. This program requires full architectural plans, a signed builder contract with itemized budget and contingency, builder license and insurance verification, and an as-completed appraisal. NoCO Custom Homes’ track record — HBA Custom Builder of the Year 2025, multiple HBA Golden Key Awards at $1 million and above — provides a strong builder credential foundation for the underwriting file. Most custom estate builds in Larimer County at this tier require Jumbo or Super-Jumbo construction financing.
Timnath
Timnath, incorporated in 1882 as a farming community at the southeastern corner of Fort Collins, has become one of the most actively developed new construction markets in northern Colorado. Its position — adjacent to Fort Collins but with its own governance structure and land availability — has made it the destination for Fort Collins-area buyers who want new construction at a range of price points. Richmond American's Kitchel Lake community offers homes from the mid-$700,000s to over $900,000, firmly in Jumbo territory. Hartford Homes operates the Trailside community with townhomes from the low $400,000s to mid-$500,000s. The community sits adjacent to the Arapaho Bend Natural Area, with trail connectivity into Fort Collins' broader trail network. Timnath's Poudre School District positioning makes it particularly attractive for families affiliated with CSU, HPE, and Woodward.
Windsor
Windsor — 10 miles east of Fort Collins along Harmony Road — is the Northern Colorado community that most directly offers an alternative to Fort Collins pricing, with a range of new construction options across multiple price points and builders. Richmond American's Fossil Creek community starts in the high $400,000s and runs into the low $600,000s. Landmark Homes Colorado's Country Farms Village offers homes from the mid-$600,000s to low $700,000s in a planned community setting. Hartford Homes' Raindance is one of the most ambitious master-planned developments in northern Colorado — a multi-phase community including single-family homes, townhomes ($400,000–$500,000 range), and condos ($300,000s), with an amenity package that includes a pools complex, trails, and a
community-centered design vision. Century Communities is also active in Windsor. Windsor's location on Hwy 34 provides direct access to both Fort Collins to the west and Greeley to the east, making it a practical choice for buyers commuting to employers across the I-25 corridor.
Berthoud
Berthoud, located 20 miles south of Fort Collins at the southern end of Larimer County, has positioned itself as northern Colorado's luxury new construction destination through the development of Heron Lakes — a master-planned community by Sopris Homes offering homes from $800,000 into the mid-$1 million range adjacent to TPC Colorado, the PGA Tour-affiliated golf course that opened in 2018 and has been ranked among the best new courses in America. The combination of golf course lifestyle, large lots, mountain views, and premium custom specifications makes Heron Lakes genuinely distinct from any other new construction option in the Fort Collins area. Buyers here are typically established professionals who prioritize lifestyle quality over proximity — Berthoud is 20–30 minutes from Fort Collins' employment centers. All Heron Lakes purchases above $832,750 require Jumbo One-Time Close construction financing.
Severance and Johnstown
Severance (northeast of Fort Collins along Hwy 14/Weld County Road 74) and Johnstown (I-25 between Fort Collins and Loveland) represent the most accessible new construction price points in the broader Fort Collins area. LGI Homes' Hidden Valley Farm in Severance starts in the mid-$400,000s; View Homes' Hunters Crossing in Severance runs from the high $500,000s to mid-$600,000s. Landsea Homes' Pintail Commons in Johnstown starts in the high $300,000s to low $400,000s — among the lowest new construction entry points in the region. These communities attract first-time buyers, CSU staff, and buyers for whom I-25 corridor access is the primary location priority. Most builds in Severance and Johnstown fall within the standard conforming construction loan range.
Full-range construction expertise — One-Time Close programs from standard conforming ($832,750 and below) through Jumbo ($832,751–$3M+) and custom estate tiers, covering every community and price point in the Fort Collins area
NoCO Custom Homes and Fort Collins builder familiarity — knowledge of how Northern Colorado's leading custom builders structure contracts, timelines, and budgets for the construction underwriting process
Timnath and Berthoud Jumbo construction experience — understands which communities and builders require Jumbo programs and how to structure the file before the buyer signs a purchase contract
Metropolitan district mill levy guidance — northern Colorado's new construction communities use Metro District financing; Ryan explains total mill levy implications for monthly payment and DTI before you sign a builder contract
Rate-lock strategy for Northern Colorado build timelines — production builds in the Fort Collins area typically run 6–10 months; NoCO Custom Homes estate builds may run 12–18 months; Ryan advises on rate lock structure and extension options appropriate for each project's timeline
Physician construction programs — PVH and MCR attending physicians and residents building in the Fort Collins area access physician-specific One-Time Close programs
Ryan Lehrman, NMLS #235295
Borrower profile: Primary residences, second homes, and select investment properties eligible; standard income documentation for conventional programs; physician and Jumbo programs available with program-specific criteria
Builder requirements: Licensed and insured general contractor in Colorado required; production builders in approved communities are pre-qualified by most lenders; custom builders require license and insurance documentation, builder contract review, and itemized budget verification; NoCO Custom Homes' HBA awards and track record provide strong builder credential documentation
Project documentation: Completed architectural plans or production builder specs; signed builder contract with itemized budget including contingency (typically 5–10%); as-completed appraisal supporting total project value; Larimer County Metropolitan District mill levy documentation where applicable
Down payment: Typically 5% for standard conforming programs; 10–20% for Jumbo One-Time Close; physician programs may offer lower requirements depending on loan amount and program
Pre-construction consultation — Ryan reviews your builder selection, community or lot, project budget, and income profile to confirm the right program and total qualifying range before you sign a builder contract; for Timnath, Windsor, and Berthoud, the total project cost is reviewed against the $832,750 conforming limit to determine whether a standard or Jumbo program applies, with metropolitan district mill levy costs included in the payment analysis
Documentation assembly — production builder specs or custom architectural plans, signed builder contract with itemized budget, builder license and insurance verification (including NoCO Custom Homes' HBA credentials for custom builds), standard income and asset documentation including CSU faculty stipend documentation, HPE RSU schedules, or PVH physician employment contracts as applicable
Construction appraisal — lender orders an appraisal based on plans and specs to establish the as-completed value; for Timnath luxury builds and Berthoud Heron Lakes properties, the appraiser's familiarity with northern Colorado's upper-tier new construction market matters; Ryan selects lenders whose appraisal management panels include Front Range new construction specialists
Closing and construction begins — single closing executed before construction starts; rate locked; draw schedule established with builder; construction proceeds with funds disbursed at verified milestones, typically with lender inspection at each draw
Certificate of occupancy and conversion — upon completion and CO issuance, the loan converts automatically to permanent financing; regular mortgage payments begin; no second closing, no additional underwriting
The primary difference is price point and program tier. Timnath's most active communities — particularly Richmond American's Kitchel Lake, with homes from the mid-$700,000s to over $900,000 — commonly exceed Larimer County's $832,750 conforming limit, meaning most Timnath Kitchel Lake buyers require a Jumbo One-Time Close program. Windsor's communities span a wider range: Richmond American's Fossil Creek in the $450,000–$600,000 range typically stays within the conforming limit; Landmark Homes' Country Farms Village at $600,000–$700,000 may straddle the line depending on finishes and lot premium; Raindance condos and townhomes are well within conforming. Knowing which program your specific community and floor plan selection requires — before you sign a contract — prevents the frustration of discovering mid-process that a different loan structure is needed. Ryan's pre-construction consultation determines the correct program for your specific community, lot, and specification package.
Heron Lakes is one of the most straightforward cases for Jumbo One-Time Close construction financing in the Fort Collins area. Sopris Homes' pricing at Heron Lakes — from the low $800,000s into the mid-$1 million range — places virtually every purchase above the $832,750 conforming limit, making a Jumbo One-Time Close the standard program for this community. The single-closing structure, rate lock at closing, and automatic conversion upon CO are all the same as a conventional One-Time Close — the only difference is the underwriting requirements (higher credit score minimums, larger reserve requirements, 10–20% down payment) and the lender set. Ryan structures Heron Lakes construction loans routinely and knows which Jumbo lenders have the most experience with TPC Colorado-adjacent collateral and Sopris Homes builder contracts. The initial consultation is the right starting point — bring your preferred floor plan and lot selection from Heron Lakes and Ryan will build a complete program analysis before you sign.
The most important first step is your lot situation — whether you already own the land or are acquiring it as part of the construction loan process affects how the financing is structured. If you own the lot free and clear, its equity can often count toward the down payment requirement. If you are purchasing the lot as part of the build, the land acquisition is included in the total project cost and loan amount. For the NoCO Custom Homes file itself, Ryan needs the builder's signed contract with itemized budget, NoCO's contractor license and insurance documentation (their HBA Custom Builder of the Year credentials facilitate this), and the full architectural plans or design package. For your income documentation as a CSU faculty member, bring your most recent two years of tax returns, your current appointment letter, and any grant or consulting documentation. The combination of CSU academic income and NoCO Custom Homes' established track record creates a qualifying file that lenders experienced in Front Range custom construction underwrite favorably.
Yes — most of them do. Metropolitan Districts are Colorado's primary mechanism for funding infrastructure in new master-planned communities — roads, water, parks, trails, recreation centers, and common area development — through an additional property tax mill levy that appears on your annual tax bill and is included in your monthly mortgage escrow. In communities like Raindance in Windsor, Country Farms Village, and Heron Lakes at TPC Colorado, the Metro District mill levy adds to your effective property tax rate above the standard Larimer or Weld County rate. The additional amount varies by community and phase — typically 0.3–0.6% of assessed value, translating to $1,500–$3,000 per year on a $500,000 home. This affects your monthly escrow payment and your DTI calculation during construction loan qualifying. Ryan factors the total mill levy — not just the county base rate — into every Fort Collins-area construction loan payment analysis, so the number you're qualifying on reflects what you'll actually pay each month.
Building your new home in Fort Collins 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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