South Meridian in 2026 is one of the most active new-construction corridors in the entire Mountain West. Sky Mesa Highlands — the final phase of Boise Hunter Homes’ signature Meridian community — is actively releasing lots that range from 7,797 square feet to nearly an acre, with two infinity-edge pools, 4.75 miles of walking paths, and homes positioned to capture foothills views. Century Farm, developed by Brighton and anchored by the Treasure Valley Family YMCA, continues to expand across multiple phases with a family amenity package that few communities in the region can match. Movado and Reflection Ridge are delivering new inventory along the Linder Road corridor. And in North Meridian, Toll Brothers is actively building in The Oaks North while BridgeTower West’s Fairbourne phase by Berkeley Building continues to sell.
The argument for building in Meridian rather than competing for resale is direct. Meridian’s resale inventory in established communities like Paramount and Spurwing is tight — months of supply dipped below one in early 2026 — and upper-tier resale homes sell quickly with minimal negotiating room. New construction offers a buyer the ability to select finishes, floor plan, and lot position; to take advantage of builder incentives including rate buydowns and design credits; and to use One-Time Close Construction financing to lock both the construction period and the permanent mortgage into a single closing with a rate established before the first shovel breaks ground.
That rate lock is not a detail. In a construction market where 9–14 months of build time is routine, knowing your permanent rate before construction begins eliminates the single largest financial uncertainty in a custom home purchase. One-Time Close Construction financing is how buyers in Meridian’s most active new-construction communities build with confidence, not with exposure.
A One-Time Close Construction Mortgage Loan consolidates three phases of a home build 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 purchase of the land as part of the initial draw. If you own the lot, its equity can count toward your down payment requirement.
Construction Period: During the build, 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 — not on the full loan amount.
Permanent Mortgage Conversion : When construction is complete and a certificate of occupancy is issued, the loan converts automatically to the permanent mortgage. The same loan, the same terms, the rate that was locked at the initial closing. No refinance, no second application, no second appraisal.
Key Features:
Single closing — one set of closing costs, one title insurance policy, one approval
Rate locked at the initial closing, before construction begins
Available at Jumbo loan amounts for higher-value Meridian builds
Physician One-Time Close available for eligible medical professionals
Builder-agnostic — works with licensed general contractors throughout Meridian, not restricted to specific communities
Available for both builder-sold to-be-built inventory and owner-directed custom builds on purchased lots
The core program for buyers building primary residences throughout Meridian with a finished value at or below the conforming limit. Suitable for Century Farm phases, South Meridian builder communities, and custom builds where the completed home value will fall within conventional underwriting. Available with standard documentation requirements and conventional down payment structures.
For buyers building in Meridian’s upper-tier communities — Sky Mesa Highlands’ premium lots, The Oaks North custom phases, large parcels in North Meridian, and Spurwing-adjacent custom builds — where the finished value will exceed Ada County’s $832,750 conforming limit. 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
ICOM graduates accepting attending contracts, physicians finishing fellowships at St. Luke’s Meridian, and new APRNs beginning their first position in Meridian’s healthcare corridor can access One-Time Close Construction programs with physician-specific terms. These programs qualify on a signed employment contract — not 30 days of pay stubs — and exclude deferred student loans from the DTI calculation during qualifying. No PMI required, even during the construction draw period.
For buyers building estate-level homes on large Sky Mesa Highlands lots, custom North Meridian parcels, or Spurwing-area custom sites where the finished value will exceed $2 million, Super-Jumbo
construction-to-permanent programs are available with asset-depletion qualifying, executive compensation structures, and loan amounts scaled to support high-end custom construction budgets.
Sky Mesa Highlands — Boise Hunter Homes' Final Phase
Sky Mesa is Boise Hunter Homes' signature Meridian community: 169 total homesites across 78.8 acres at a deliberate low density of 2.2 homes per acre, with two infinity-edge pools, a kids' splash pool, 2.5 acres of landscaped park, and 4.75 miles of walking paths. Sky Mesa Highlands is the community's final phase, now releasing lots that range from 7,797 square feet to 37,026 square feet — nearly an acre. Homes in Sky Mesa are priced at the upper end of South Meridian's market. Boise Hunter Homes accounted for 26% of all new-construction luxury sales at $1 million-plus in the Treasure Valley in 2025. For buyers purchasing in Sky Mesa Highlands' premium lots, Jumbo One-Time Close Construction financing is the right structure.
Century Farm — Brighton's South Meridian Family Anchor
Century Farm is the flagship Brighton development in South Meridian, anchored by the Treasure Valley Family YMCA and built around a deep amenity package: multiple pools, a community center, parks, and miles of interconnected paths. Brighton continues to add phases as Century Farm builds out across its full planned footprint. The development is the first stop for buyers prioritizing south-side family infrastructure — strong school access, immediate amenities, and new construction quality with builder incentives including rate buydowns and design credits. South Meridian's typical price band runs $400,000–$800,000, placing most Century Farm transactions within conforming range with standard One-Time Close Construction financing.
The Oaks North — Toll Brothers Active Construction
Toll Brothers' The Oaks North delivers Meridian's most nationally-branded luxury new construction. Toll Brothers builds to a quality standard that includes architect-designed floor plans, premium finish packages, and buyer customization options through the Toll Brothers Design Studio. Active phases in The Oaks North are producing homes priced in the high $700,000s to $1 million-plus range. For buyers purchasing to-be-built Toll Brothers inventory, One-Time Close Construction programs allow locking the rate before construction begins rather than carrying rate uncertainty through a 10–14 month build timeline.
BridgeTower West — Fairbourne Phase (Berkeley Building)
BridgeTower West's Fairbourne phase by Berkeley Building Co. continues active construction in Northwest Meridian, adding new inventory to a community anchored by two pools, a clubhouse, and park access off Ten Mile and McMillan. This is an active-build community for buyers who want North Meridian's established neighborhood feel with new-construction quality and pricing in the $550,000–$850,000 range.
Proven experience with One-Time Close Construction programs at both conforming and Jumbo levels throughout Meridian's active-construction communities
Physician One-Time Close for ICOM graduates and Treasure Valley residency completers building their first attending home
Jumbo and Physician construction capability — programs covering builds above $879,750 in Boulder County, including physician-specific construction structures
Builder-agnostic approach — works with Boise Hunter Homes, Brighton, Toll Brothers, Berkeley Building, and owner-selected GCs
Single-closing structure eliminates the rate risk, refinance cost, and re-qualification uncertainty of a two-loan construction approach
Construction draw management coordinated with your builder's schedule throughout the build
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Borrower Qualification: Standard income, credit, and asset documentation applies. Physician programs accept signed employment contracts. Asset-depletion programs qualify on verified liquid assets. RSU and bonus income accepted with proper documentation.
Builder Requirements: The general contractor must be Idaho-licensed and lender-approved. Major active builders in Meridian (Boise Hunter Homes, Brighton, Toll Brothers, Berkeley Building Co.) qualify. Owner-selected custom GCs are also eligible 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 participating builders are all eligible. Primary single-family residences in Meridian and throughout Ada County.
Loan Amounts: Standard One-Time Close programs available up to $832,750. Jumbo programs available from $832,751 into the $5 million range depending on the borrower profile and project scope.
Confidential Consultation — We review your target community, builder relationship, lot status, income structure, and purchase timeline before the builder contract is signed. Getting the loan program and amount right before construction starts is what makes this structure work.
Pre-Approval and Loan Sizing — A construction-specific pre-approval is issued covering both the construction draw amount and the permanent loan terms. This is the document your builder uses to confirm financing is in place.
Single Closing — You close once, before construction begins. Land is acquired (if applicable), the permanent rate is locked, and the construction draw schedule is established. Your builder can begin the permit and site preparation process.
Construction Period — Funds are distributed through lender-reviewed draws tied to construction milestones. You make interest-only payments on the outstanding construction 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 your permanent mortgage. No new appraisal, no new application — you move in under the terms you locked at the start.
A two-loan construction approach requires separate approval, closing costs, and rate-setting for both the construction loan and the permanent mortgage. The permanent rate is unknown until the construction loan converts — which means a buyer building in Sky Mesa Highlands or Century Farm over 10–14 months carries meaningful interest rate risk for the entire construction period. One-Time Close locks the permanent rate at the initial closing, eliminates duplicate closing costs, and removes the risk of failing to re-qualify for the permanent mortgage after the construction period ends.
Yes. Physician One-Time Close Construction programs are specifically designed for this situation. A physician completing residency or fellowship training in Meridian who has a signed attending contract can close on a construction loan using that contract as the income document — before the residency ends, before the first paycheck arrives. Deferred student loans are excluded from the DTI calculation. No PMI is required during the construction period or after conversion to the permanent mortgage.
Builder incentives — including rate buydowns, design credits, and included options — can typically be structured to work with One-Time Close Construction financing. The specific incentive structure must be disclosed at the time of application, and some incentive types (particularly seller-paid rate buydowns) have specific rules about how they interact with construction loan structures. We review builder incentive packages with you before the contract is signed to ensure the structure is optimized for both the builder's offer and your financing.
Yes. One-Time Close Construction programs are available for custom builds with owner-selected licensed general contractors throughout Meridian and Ada County. The contractor must be Idaho-licensed and in good standing, and the project scope and budget must be reviewed by the lender before closing. Most qualified custom builders active in the Meridian market complete this process efficiently.
Building your new home in Meridian 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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