Naples presents a compelling case for building rather than buying. Resale inventory in the neighborhoods buyers want most — Old Naples, Coquina Sands, The Moorings, waterfront corridors throughout Collier County — is limited, competitive, and priced to reflect scarcity. Homes that check every box on a serious buyer’s list are rare in a market where the pool of properties above $1.5 million can turn over slowly and sellers have little urgency. For buyers who want a specific footprint, a specific location, and a home built to current standards of construction, energy efficiency, and hurricane resilience, building is not just a preference — it is often the most efficient path to the right home.
Collier County’s construction market is active across multiple tiers. Golden Gate Estates — the sprawling estate community east of the city covering more than 30,000 acres — is one of the most active custom-build markets in Southwest Florida, with buyers constructing homes on one-acre to five-acre upland parcels at prices ranging from the $500,000s to well above $1 million. Luxury gated communities including Talis Park, Kalea Bay, and emerging North Naples developments offer structured builder relationships within community guidelines. Teardown-and-rebuild activity is a consistent feature of established neighborhoods like Coquina Sands, The Moorings, and Old Naples, where buyers acquire existing properties to build estate-scale custom homes on desirable parcels with beach or canal access.
Ryan Lehrman, NMLS #235295, structures One-Time Close Construction financing for buyers across all of these contexts — from a first-time custom build on a Golden Gate Estates parcel to an estate teardown project on a Gulf-adjacent lot in Old Naples.
A One-Time Close Construction Mortgage Loan is a single-closing loan that funds both the construction phase and the permanent mortgage. Unlike traditional construction financing — which requires a standalone construction loan followed by a separate refinancing into a permanent mortgage after completion — the One-Time Close structure handles everything in a single transaction with one set of closing costs, one appraisal, and one rate commitment.
Phase 1 — Construction Draw Period: After closing, funds are released in draws to the builder as construction milestones are completed. During this phase, borrowers typically pay interest only on disbursed amounts. The lender conducts draw inspections to verify progress before each release.
Phase 2 — Conversion: When construction is complete and the certificate of occupancy is issued, the loan automatically converts to the permanent mortgage at the rate and terms locked at closing. No second closing. No second set of fees. No rate risk from construction start to move-in.
Phase 3 — Permanent Mortgage: The loan is now a standard amortizing mortgage — fixed or adjustable, depending on what was selected at closing. Monthly payments begin on the converted principal balance.
Key Features of Naples One-Time Close Construction Loans:
Single closing, one set of fees, one rate commitment
Interest-only payments during construction draw period
Loan amounts to match Naples' construction cost realities — from $500,000 for estate-lot construction to $5 million and above for waterfront teardown-rebuilds
Jumbo and Super-Jumbo One-Time Close programs available
Physician One-Time Close for healthcare professionals building in Naples
Flexible builder approval — work with Naples' established custom builders
For buyers building in Golden Gate Estates, emerging Collier County communities, and other areas where projected completed value falls within the conventional conforming limit. This program serves buyers constructing homes on estate parcels in the $400,000 to $800,000 range — a significant segment of Golden Gate Estates’ custom build market, where 2- to 5-acre upland lots are actively being developed by local and regional builders.
For the majority of Naples’ active construction market. Talis Park, Kalea Bay, and the North Naples luxury community tier all produce completed values well above $832,750 — most above $1 million, many above $2 million. Teardown-and-rebuild projects in established neighborhoods like Coquina Sands, The Moorings, and Vanderbilt Beach routinely produce completed values of $2 million to $5 million. The Jumbo One-Time Close program accommodates these projects with the same single-closing structure and loan amounts through $3 million.
Estate-scale custom construction on Gulf-front parcels in Old Naples, large waterfront lots in Aqualane Shores and Royal Harbor, and significant custom projects in Grey Oaks and Port Royal-adjacent areas produce completed values well into the Super-Jumbo tier. The Super-Jumbo One-Time Close combines portfolio lending flexibility with the construction draw structure, accommodating asset-based and alternative-income borrowers whose financial profiles require non-standard documentation alongside construction timelines of 18 to 24 months.
Physicians arriving in Naples who want to build — particularly those coming from out of state who may have a specific vision of their Southwest Florida home — can use Physician One-Time Close to begin construction concurrent with signing their employment contract at NCH, a private specialty practice, or an Arthrex-affiliated clinical role. The physician program’s student loan flexibility, contract-based income verification, and no-PMI structure extend into the construction loan context, making this a viable path for physicians who do not want to compromise on where they live simply because resale inventory does not match their needs.
Golden Gate Estates
The largest estate community in the United States by land area, Golden Gate Estates spans more than 30,000 acres east of the city of Naples along Golden Gate Boulevard and adjacent streets. Lots ranging from 1.14 acres to 5+ acres are actively being developed by local custom builders, with completed home prices ranging from the $500,000s to well above $1 million depending on lot size, location within the Estates, and construction specifications. This is Naples' most active owner-builder and custom-build market and the primary context for conventional-range One-Time Close construction financing in Collier County.
Talis Park
A gated luxury community in North Naples developed by Kitson and Partners, Talis Park features a Pete Dye-designed golf course, resort-style amenities, and ongoing new construction phases. Completed home pricing in Talis Park typically ranges from $1.5 million to $4 million and above, with new phases of development continuing to attract upper-tier buyers who want new construction within a structured community environment.
Kalea Bay
Naples' premier luxury high-rise community located west of U.S. 41 in North Naples, Kalea Bay offers resort-style waterfront living with amenities including multiple pools, a rooftop amenity deck, and direct boating access. New tower phases continue to deliver units, with pricing ranging from $2 million to $5 million and above for completed residences.
Esplanade Golf & Country Club
An amenity-rich gated community in North Naples with ongoing construction of single-family homes and coach homes. Completed homes typically range from $800,000 to $2 million, making this an active Jumbo One-Time Close market for buyers who want to build within a managed community environment.
Old Naples and Coquina Sands Teardowns
The most active non-estate-lot construction segment in the Naples market. Buyers acquire older or smaller homes on desirable parcels — particularly those with Gulf proximity, beach access, or canal frontage — demolish the existing structure, and build estate-scale custom homes to their specifications. Completed values for these projects routinely range from $3 million to $15 million and above, putting them squarely in the Jumbo and Super-Jumbo One-Time Close tier.
Naples Reserve and Isles of Collier Preserve
Active master-planned communities in the Southeast Naples corridor with ongoing new construction at price points ranging from the $600,000s to $1.5 million. These communities offer structured builder relationships and community amenities including lakes, trails, and resort-style facilities.
One-Time Close programs across all Collier County construction contexts — from Golden Gate Estates parcels to waterfront estate teardowns
Jumbo and Super-Jumbo One-Time Close for Naples' upper-tier construction market
Physician One-Time Close for healthcare professionals building in Naples concurrent with employment start
Direct experience with Naples construction timelines, builder relationships, and draw inspection processes
Single closing locks your rate before ground is broken — no rate risk during a 12- to 24-month build cycle
Ryan Lehrman, NMLS #235295
Property and Builder: The property must be a primary residence, second home, or investment property where the borrower owns or is acquiring the lot. The builder must meet lender approval requirements, including licensing, insurance, and construction agreement terms. Most established Naples custom builders — including firms active in Golden Gate Estates, Talis Park, and Old Naples teardown projects — work within standard lender approval frameworks.
Income and Credit: Same income documentation requirements as the applicable permanent mortgage program — standard documentation for W-2 borrowers, alternative documentation for self-employed and business owners, physician contract documentation for healthcare professionals. Credit minimums are consistent with the permanent program: 700+ for conventional and standard Jumbo programs, 720+ for Super-Jumbo.
Loan-to-Value and Down Payment: Typically calculated based on completed appraised value, not construction cost. Down payment requirements are consistent with the permanent program tier — 10% to 20% for Jumbo, 20% to 30% for Super-Jumbo, flexible minimums for physician programs.
Timeline and Draw Schedule: Construction must be completed within the loan's specified construction term — typically 12 months for standard builds, with extensions available for complex or large-scale projects. Draw releases are tied to verified construction milestones.
Consultation and Feasibility Review — A conversation about your lot or teardown parcel, your builder relationship, your projected construction timeline, and your permanent loan requirements to confirm program fit and loan amount.
Pre-Approval and Builder Review — Ryan issues a pre-approval based on your financial profile and confirms builder eligibility. This step should happen before you execute a construction contract or purchase a parcel.
Appraisal and Loan Approval — A certified appraiser reviews the construction plans, specifications, and comparable completed properties in the area to establish the "subject to completion" appraised value that forms the basis of the loan.
Closing and Construction Start — One closing. One rate lock. Draw schedule is established, and your builder can begin work. Ryan stays in contact throughout the draw period to manage inspections and fund releases on schedule.
Certificate of Occupancy and Conversion — When construction is complete and the local authority issues the certificate of occupancy, the loan automatically converts to the permanent mortgage. Your first regular monthly payment follows the conversion.
A traditional construction loan is a short-term, variable-rate product that must be refinanced into a permanent mortgage after construction is complete. In Naples, where build cycles for custom homes can run 12 to 18 months and estate projects can extend to 24 months, the rate risk of a traditional structure is meaningful. A One-Time Close locks your permanent rate at the initial closing — before ground is broken — so that rate changes during construction do not affect your final monthly payment. You also pay one set of closing costs instead of two.
Yes. A physician with a signed employment contract at NCH, a Naples private practice, or an Arthrex-affiliated position can use a Physician One-Time Close Construction loan to finance a custom build in Golden Gate Estates, Talis Park, or any Collier County location. The physician program's contract-based income verification and student loan flexibility apply in the construction context, and the single-closing structure means the physician can begin building before their first paycheck — with a permanent rate already locked.
Collier County has a well-developed custom builder ecosystem. Golden Gate Estates is served by numerous local custom builders who work regularly on 1- to 5-acre estate lots. Lender approval of the specific builder is required before closing — a process that involves verifying licensing, insurance, and contract terms. Ryan's team has worked with Collier County builders across multiple price tiers and can provide guidance on what builder documentation is required at the start of the process.
There is no major military installation within Naples itself, though Collier County has veteran residents and some active-duty personnel connected to Southwest Florida's bases. VA One-Time Close Construction loans are available to eligible veterans and active-duty service members purchasing in Naples — with the VA program's signature benefit of zero down payment extending into the construction context. If you are a veteran building in Collier County, confirm VA eligibility at the start of the consultation.
Building your new home in Naples 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.
