Sarasota’s new construction market operates in two distinct contexts — and both are active. The first is Lakewood Ranch: the master-planned community east of Sarasota that has ranked as the top-selling multi-generational community in the nation for seven consecutive years. Lakewood Ranch is not one community but a constellation of villages — each with its own character, price point, and amenity structure — built by a roster of the country’s most established residential builders. The luxury tier is anchored by Wild Blue at Waterside (lakefront luxury homes by Anchor Builders and others, from 2,300 to 4,500-plus square feet), Calusa Golf & Country Club (private-club lifestyle for buyers accustomed to club culture), and Kingfisher Estates (estate homesites with private dock access). The Southeast Lakewood Ranch expansion — with seven new neighborhoods, builders including Toll Brothers, Taylor Morrison, Neal Signature Homes, Neal Communities, and Pulte, and sales expected to begin toward the end of 2026 — is the most anticipated expansion in the community’s history.
The second context is Sarasota’s barrier islands: Siesta Key, Longboat Key, Lido Key, and Casey Key, where available land does not exist in meaningful quantity and the standard path to new construction is teardown-and-rebuild. A buyer acquires an existing structure on a desirable parcel — Gulf-front or canal-access on Siesta Key, bay-side or Gulf-front on Longboat Key, beachfront on Lido Key — removes it and commissions a custom estate to their specifications. Total project costs on these parcels routinely reach $3 million to $10 million and above, making Super-Jumbo One-Time Close the appropriate financing structure.
For both contexts, One-Time Close Construction financing delivers the same core benefit: a single closing before construction begins, a permanent rate locked before a single shovel moves, and automatic conversion to the permanent mortgage when the certificate of occupancy is issued — with no second closing, no refinancing fees, and no rate risk accumulated over a build cycle that can extend 12 to 30 months.
Ryan Lehrman, NMLS #235295, structures One-Time Close Construction financing for Sarasota buyers across both contexts — from a Lakewood Ranch new construction purchase with Neal Signature Homes to an estate teardown on a Siesta Key Gulf-front parcel.
A One-Time Close Construction Mortgage Loan is a single-transaction financing structure covering both the construction phase and the permanent mortgage through one closing, one set of documents, and one rate commitment made before construction begins.
Phase 1 — Construction Draw Period: After closing, funds are released to the builder in scheduled draws as verified construction milestones are completed. Borrowers pay interest only on disbursed amounts during this phase — not on the full loan balance — which manages cash flow during a period when the buyer may also be renting, maintaining a prior residence, or both.
Phase 2 — Conversion: When construction is complete and the local authority issues the certificate of occupancy, the loan converts automatically to the permanent mortgage at the rate and terms locked at the original closing. No second closing. No second appraisal. No rate exposure from the build's start to move-in.
Phase 3 — Permanent Mortgage: The loan is now a standard amortizing mortgage — 30-year fixed, 15-year fixed, or adjustable — at the rate selected at the original closing. Principal and interest payments begin on the converted balance.
Key Features of Sarasota One-Time Close Construction Loans:
Single closing, single rate lock, one set of fees before construction begins
Interest-only payments during the construction draw period on disbursed amounts only
Loan amounts calibrated to Sarasota's construction cost reality — from $900,000 for Lakewood Ranch new construction to $8 million and above for barrier island estate builds
Jumbo and Super-Jumbo One-Time Close programs for Sarasota's upper-tier construction market
Physician One-Time Close for healthcare professionals building in Lakewood Ranch or Sarasota County
Builder approval framework compatible with Lakewood Ranch's major builders and Sarasota's custom estate builder community
For buyers constructing primary residences in Sarasota County communities where the projected completed value falls within the conventional conforming limit — typically in inland or eastern Sarasota County communities where lot costs and construction specifications support a completed value below $832,750. The Lakewood Ranch expansion communities coming online in 2026 include entry-tier products from Lennar, D.R. Horton, and Pulte where standard One-Time Close may be appropriate.
The standard program for the majority of Sarasota County’s meaningful new construction activity. Wild Blue at Waterside, Calusa Golf & Country Club, and Kingfisher Estates in Lakewood Ranch all produce completed values well above the Jumbo threshold. New construction in Palmer Ranch, the south Sarasota corridors, and Siesta Key-adjacent communities on the mainland is routinely Jumbo. And any buyer entering a Lakewood Ranch premium village during the active construction phase is financing a Jumbo One-Time Close loan. This program covers loan amounts through $3 million.
For barrier island teardown-and-rebuild projects and the most ambitious Lakewood Ranch estate builds, where combined land and construction cost pushes the project above $3 million. A Gulf-front teardown on Siesta Key — land acquisition in the $1.5 million to $3 million range followed by construction of a custom estate — easily reaches $4 million to $8 million in total project cost. A bayfront teardown on Longboat Key or a beachfront parcel on Lido Key may reach $10 million. Super-Jumbo One-Time Close accommodates asset depletion and alternative income documentation alongside construction draw structures appropriate for these timelines.
For physicians arriving in Sarasota who want to build in Lakewood Ranch — Wild Blue, Calusa, Kingfisher Estates, or the Southeast Lakewood Ranch expansion — or on custom lots in Sarasota County. Physician One-Time Close extends the physician program’s contract-based income verification, IBR student loan treatment, and no-PMI structure into the construction loan context. A physician who has signed an employment contract at Sarasota Memorial Health Care System, selected a builder in a preferred Lakewood Ranch community, and identified a homesite can close on the construction loan before their first day of work — with a permanent rate locked from day one.
Wild Blue at Waterside — Lakewood Ranch
The most anticipated luxury new construction community in the Lakewood Ranch corridor, Wild Blue is built around a network of interconnected lakes with an amenity campus that is drawing buyers from New York, Chicago, and the Northeast who are relocating to Sarasota for its lifestyle and no-income-tax benefit. Homes run from 2,300 to 4,500-plus square feet, built by Anchor Builders and other premium semi-custom and custom builders. The combination of waterfront homesites with private dock access and walkable proximity to Waterside Place — Lakewood Ranch's dining, boutique retail, and farmers market village — makes Wild Blue unique among active Lakewood Ranch communities. Pricing is firmly Jumbo, with completed homes typically ranging from $1.5 million to $3 million and above.
Calusa Golf & Country Club — Lakewood Ranch
A private-club-first community attracting high-net-worth relocators who want golf, dining, fitness, and social programming integrated into their daily life from move-in day. Calusa's positioning at the apex of the Lakewood Ranch luxury market — above Wild Blue in price and exclusivity — is drawing buyers who are accustomed to private club culture in Chicago, Cleveland, and the Northeast and want to maintain that lifestyle in their Florida primary residence. Jumbo One-Time Close is the appropriate financing structure for buyers entering Calusa during active construction phases.
Kingfisher Estates — Waterside, Lakewood Ranch
Waterside's crown jewel, Kingfisher Estates offers estate homesites with private dock access and unobstructed lake views within walking distance of Waterside Place's dining and retail village. This is the most exclusive offering within Waterside and draws buyers who want true waterfront estate living within a structured master-planned community framework. Completed values at Kingfisher put buyers firmly in the Jumbo One-Time Close tier.
Lakewood Ranch Southeast Expansion
The most significant land development in the Lakewood Ranch corridor in years, the Southeast expansion encompasses seven new neighborhoods south of University Parkway to Fruitville Road. Builders include Taylor Morrison (with a third Esplanade community), Toll Brothers, Pulte, Neal Communities, and Neal Signature Homes. Infrastructure is in progress; home sales are expected to begin toward the end of 2026. For buyers who want to enter a new community at the ground floor — securing early lots and builder pricing before the community establishes resale comps — the Southeast expansion represents the most significant new-community opportunity in Sarasota County's current market.
Downtown Sarasota — One Park and Quay Development
One Park Sarasota, the 18-story Quay bayfront tower with 123 residences, is approaching construction completion in 2025–2026 with vertical construction reaching Level 17. Pre-construction buyers are approaching the financing window for their permanent Jumbo loans. The adjacent One Park West and the established completions — BAYSO Sarasota and The Ritz-Carlton Residences, Sarasota — represent the downtown tower tier where buyers who entered pre-construction contracts are now converting to permanent financing.
Barrier Island Teardown-and-Rebuild
Siesta Key, Lido Key, and Longboat Key see consistent teardown-and-rebuild activity as buyers acquire older homes on desirable parcels and commission custom estates. The path begins with acquisition financing (Jumbo or Super-Jumbo purchase loan for the existing structure, or cash), followed by demolition and a Super-Jumbo One-Time Close Construction loan for the custom build. Build cycles for estate-scale barrier island projects run 18 to 30 months. Builders active in this market include custom firms experienced in Sarasota County's coastal construction requirements, post-hurricane building standards, and the permitting processes for waterfront barrier island properties.
One-Time Close programs for Sarasota County's full construction spectrum — Lakewood Ranch entry communities to barrier island estate builds
Jumbo One-Time Close for Wild Blue, Calusa, Kingfisher Estates, and the active premium Lakewood Ranch tier
Super-Jumbo One-Time Close for barrier island teardown projects on Gulf-front and canal-access parcels
Physician One-Time Close for Sarasota Memorial physicians building in Lakewood Ranch concurrent with employment start
Familiarity with Lakewood Ranch's major builder approval processes and Sarasota County's coastal construction permitting
Permanent rate locked before construction begins — no exposure to rate movement over Sarasota's 12- to 30-month build cycles
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. Lakewood Ranch's major builders — Toll Brothers, Taylor Morrison, Neal Signature Homes, Neal Communities, Pulte, and Anchor Builders — are well-established and meet standard lender approval requirements. Custom builders active in Sarasota's barrier island teardown market must meet licensing, insurance, and construction contract standards on a project-by-project basis.
Income and Credit: Income documentation requirements align with the permanent program tier. W-2 documentation for salaried borrowers. Tax returns and business financials for self-employed and partnership income. Bank statement programs available. Physician contract documentation for healthcare professionals. Credit minimums consistent with the permanent program — 700-plus for conventional and Jumbo, 720-plus for Super-Jumbo.
Loan-to-Value and Down Payment:: Calculated on the completed appraised value established by plans, specifications, and comparable completed properties — not raw construction cost. Down payment requirements align with the permanent program tier.
Construction Timeline: Standard terms are 12 months with extensions available. Lakewood Ranch major builder communities typically deliver in 8 to 12 months; barrier island estate builds may run 18 to 30 months. The construction timeline is established realistically before closing — accounting for Sarasota County's permitting process, particularly for waterfront and barrier island projects with coastal construction and environmental review requirements.
Resale inventory in the specific communities and villages buyers want — Wild Blue, Calusa, Kingfisher Estates — is limited, and early buyers of resale can find themselves paying a premium for someone else's finish selections and aging appliances. New construction in an active-phase community allows the buyer to choose a lot, influence finishes, and take delivery of a home built to current standards — including current impact-resistant construction requirements, energy efficiency specifications, and floor plan designs optimized for Florida living. Builders in Lakewood Ranch are offering closing credits and rate buydown incentives in the current market. One-Time Close Construction financing locks the permanent rate before construction starts, so rate movement during the 8- to 12-month build cycle does not affect the final payment.
Yes. A physician with a signed Sarasota Memorial employment contract — or a contract with an affiliated specialty group, a private practice in Sarasota County, or a PGT Innovations health clinic role — can use Physician One-Time Close to finance a new home in Wild Blue, Calusa, or another Lakewood Ranch community concurrent with their employment start. Contract-based income verification, IBR student loan treatment, and no PMI all apply in the construction context. Build times in Wild Blue and comparable communities run 8 to 14 months. A physician who signs a contract in spring and closes on a construction loan shortly after can expect to move into a completed home before the following calendar year is out.
in many cases — environmental review requirements for properties within regulated setbacks from the Gulf, bay, or protected waterways. Building within a CCCL (Coastal Construction Control Line) requires a separate permit from the Florida Department of Environmental Protection in addition to local building permits. These requirements add pre-construction lead time — typically 3 to 6 months or more for complex barrier island projects — that must be factored into the construction loan timeline from the outset. Ryan's consultation conversation includes a realistic assessment of permitting timelines for the specific parcel before any construction loan terms are committed.
Yes. VA One-Time Close Construction loans are available to eligible veterans and active-duty service members building primary residences in Sarasota County. The VA program's zero-down-payment benefit extends into the construction context, making it one of the most powerful home-building financing structures for qualifying buyers. Sarasota County's veteran population is meaningful, and the VA One-Time Close is one of the least-utilized but most advantageous programs available to eligible buyers. Veterans building in Lakewood Ranch or anywhere in Sarasota County should confirm VA eligibility and entitlement at the start of the consultation.
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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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