Los Angeles builds new in two very different ways. On the Westside near the coast, Playa Vista — known as the heart of “Silicon Beach” and home to tech and media tenants like Electronic Arts, Belkin, and ICANN — offers developer-built condos and townhomes in a true master-planned community. Up in the hills, new construction more often means an architect-led custom or spec-built modern home on a hillside lot in the Hollywood Hills, or a full teardown-rebuild on an existing parcel in an established neighborhood. These are fundamentally different financing scenarios, and I structure One-Time Close construction loans differently depending on which one describes your project.
For veterans building in Los Angeles, it’s also worth noting that the city is home to the VA Greater Los Angeles Healthcare System, anchored by the West Los Angeles VA Medical Center on Wilshire Boulevard — one of the largest VA systems in the country, serving more than 84,000 veterans across 716 operational beds. VA construction financing carries no county loan limit, which matters given how quickly LA’s Westside construction budgets can climb.
A One-Time Close Construction loan combines your construction financing and your permanent mortgage into a single closing, structured in three phases:
Construction phase: Funds are disbursed in draws as your project is built, whether that's a developer-managed unit in Playa Vista or a custom hillside home in the Hollywood Hills.
Conversion phase: Once construction is complete and the certificate of occupancy is issued, the loan converts automatically into permanent financing — no second closing, no second round of underwriting or appraisal.
Permanent Phase: You begin making standard mortgage payments on the converted loan, at the rate and terms locked in from the start.
Key Features:
Single closing covers both construction and permanent financing
Rate can be locked before construction begins, reducing exposure to rate movement during the build
Available for developer pre-construction purchases in communities like Playa Vista and custom hillside builds
Draw schedules structured around your specific project or developer's construction timeline
Eliminates the cost of a second set of closing fees
For pre-construction purchases within or near LA County’s conforming loan range, including select units in developments outside the city’s highest-priced corridors.
The most relevant program for most Boulder-area custom and semi-custom construction, given that land costs within Boulder proper and premium finish specifications in sura
Given LA County’s conforming ceiling of $1,249,125 and the pricing common in Westside custom-build neighborhoods, most Los Angeles construction projects near the coast or in the hills require Jumbo-level One-Time Close financing.
rounding communities routinely push total project costs above $879,750. Jumbo One-Time Close programs extend construction financing through $2–$3 million and above, maintaining the single-closing structure and rate-lock protection. Custom builds in Pine Brook Hills, Gunbarrel, NoBo, and premium lots in Erie or Superior frequently require this program. Down payment requirements are typically 10–20% depending on total project cost and lender.
For eligible veterans building in Los Angeles, VA loans carry no county loan limit — relevant given the substantial veteran community connected to the VA Greater Los Angeles Healthcare System’s West LA Medical Center campus.
For buyers building architect-designed or spec-style homes in the Hollywood Hills or on infill lots elsewhere in the city, with draw schedules built around your specific builder’s timeline.
Playa Vista
A true master-planned community and the heart of "Silicon Beach," home to tech and media tenants including Electronic Arts, Belkin, and ICANN, offering condos and townhomes built by established developers within a walkable, amenity-rich neighborhood near Marina del Rey.
Hollywood Hills
The city's most active corridor for custom and spec-built modern homes, where architect-led design-build projects on hillside lots command premium pricing and require builders experienced with LA's hillside grading and geological review requirements.
Mar Vista and Westchester
Emerging pockets of infill construction and duplex development on the Westside, offering somewhat more accessible new-construction entry points than Playa Vista or the Hollywood Hills.
Experience financing both developer pre-construction purchases and custom hillside builds
Jumbo and VA One-Time Close structuring for Los Angeles's above-conforming construction costs
Rate-lock strategy that accounts for hillside grading and extended permitting timelines
Direct coordination with builders and developers on draw schedules
Single point of contact from construction draw through permanent conversion
Ryan Lehrman, NMLS #235295
Credit profile: Generally 700+ credit score, higher for Jumbo-level construction amounts
Down payment or deposit: Typically 10-20%, often aligned with developer deposit schedules for pre-construction units, or reduced/eliminated for eligible VA borrowers
Builder or developer verification: Confirmation of the project's construction timeline, permits, and, for developer purchases, the purchase and sale agreement
Reserves: Sufficient liquid reserves to cover the construction period, particularly for custom hillside builds with less predictable timelines
Initial consultation — We review your project — a Playa Vista pre-construction unit or a custom hillside build — and your target loan amount.
Pre-approval and rate lock — We lock your rate structure before construction begins, protecting you from rate movement during the build
Draw coordination — I work directly with your builder or developer to structure disbursements against their construction schedule.
Completion and conversion — Once your unit or home receives its certificate of occupancy, the loan converts to permanent financing with no second closing.
Permanent phase begins — You move into standard mortgage payments on the terms locked in from day one.
Developer pre-construction purchases in Playa Vista typically use a One-Time Close construction-to-permanent structure, since you're often paying deposits during the build phase before the unit converts to standard ownership at completion. I can walk you through exactly how the deposit and draw schedule works for your specific building.
Yes. VA loans carry no county loan limit for eligible veterans with full entitlement, which is particularly relevant given the substantial veteran community connected to the VA Greater Los Angeles Healthcare System's West LA Medical Center, serving more than 84,000 veterans.
Yes. I structure One-Time Close construction loans for incoming physicians using contract-based income qualification, the same approach used on our Physician Mortgage Loans page, so your build timeline can align with your start date at Cedars-Sinai or Ronald Reagan UCLA Medical Center.
Hollywood Hills projects are typically custom or spec-built homes on individual hillside lots, which require builders experienced with grading and geological review and often carry less predictable timelines than a developer-managed community like Playa Vista. I structure draw schedules differently for each scenario to match how the project actually unfolds.
Building your new home in Los Angeles 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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