Beaverton’s super-jumbo market is driven by a buyer profile unlike any other in Oregon’s suburban cities: senior Nike executives — directors, vice presidents, and C-suite leaders at the world’s largest athletic footwear and apparel brand — whose accumulated equity compensation, long-term incentive awards, and deferred compensation structures represent a level of wealth that requires portfolio lending, not conventional underwriting. Nike’s Beaverton campus is a 400-acre self-contained corporate world where the annual payroll concentration of high-earners is among the densest in the Pacific Northwest outside of Intel’s Hillsboro campus. A Nike Vice President of Product with 15 years at the company may hold unvested RSU tranches from multiple grant cycles, deferred compensation through Nike’s non-qualified deferred compensation plan, significant investment portfolios built from prior RSU exercises, and a base salary that alone would support a substantial purchase. Combined, this profile can support a residential transaction at a price level that most lenders are not equipped to underwrite.
The properties that attract super-jumbo financing in and around Beaverton are specific. The West Hills neighborhoods above the city — accessible from West Beaverton and Bethany — contain view estate properties on larger parcels where the combination of site, sightlines across the Tualatin Valley and toward Mount Hood, and forested privacy creates values that reach $1.5 million to well above $2 million on the most premium lots. Thompson Woods by Toll Brothers in Bethany, at the top of its product range with fully upgraded configurations, daylight basements, outdoor living expansions, and premium lot selections, can exceed $1.5 million — approaching super-jumbo territory for buyers who are financing rather than purchasing with cash. And for Nike’s most senior retained professionals, the category of West Beaverton and Murrayhill executive homes on double lots with custom renovations and multiple outbuildings has produced a secondary super-jumbo tier that the traditional market underestimates. At Loans by Lehrman, we understand these transactions and structure them correctly.
A super-jumbo mortgage in Beaverton is a non-conforming loan exceeding $2 million — well above the 2026 Washington County conforming limit of $832,750. These loans are portfolio-held, manually underwritten, and structured around the borrower’s complete financial profile.
Beaverton super-jumbo borrowers typically present with:
Long-term Nike or Adidas employment with accumulated RSU positions, deferred compensation plan balances, and equity from prior vest exercises that represent significant total wealth
High base salaries in the upper six figures combined with executive bonus, long-term incentive plans, and profit-sharing structures
Significant investment portfolios and 401(k) accumulations reflecting a decade or more of apparel industry senior employment
Possible business ownership interests or angel investment positions in consumer and athletic brand companies
Complete discretion throughout the transaction — C-suite executives at publicly traded consumer brands have specific professional sensitivities around their personal real estate activity
For executive purchases on large-lot view parcels in the West Hills above Beaverton and Bethany — where site quality, territorial views across the Tualatin Valley, and forested privacy combine to produce high total values — we access portfolio programs designed for Pacific Northwest executive residential transactions.
For Beaverton buyers — retired Nike executives, former Adidas directors, and other high-net-worth apparel industry professionals whose documented liquid and semi-liquid assets substantially exceed their current annual earned income — asset depletion programs convert portfolio and retirement account balances to qualifying monthly income. Nike 401(k), ESPP, NQDC plan accumulations, and investment portfolios built from prior RSU exercises are all generally
documentable for this purpose.
For active Nike vice presidents, directors, and senior creative professionals whose total compensation package includes base salary, annual equity grants, executive bonuses, long-term incentive plans, and deferred compensation, we develop documentation strategies that accurately present total annual compensation to portfolio lenders who underwrite super-jumbo loans manually.
For Nike and Adidas executives commissioning custom builds on West Hills view parcels, large North Bethany lots, or premium
unincorporated Washington County acreage, our
construction-to-permanent super-jumbo program closes once, funds in draws, and converts to a permanent mortgage at completion without re-qualification through a 12 to 18 month build cycle.
West Hills View Estates above Beaverton and Bethany
The West Hills' southern slope above Beaverton and extending into unincorporated Washington County contains view estate parcels with sightlines across the Tualatin Valley toward the Coast Range — one of the most distinctive residential settings in the Portland metro. Properties positioned on the ridge with unobstructed western and southern exposures, large-lot privacy, and custom residential improvements can reach $1.5 million to over $2 million on the most premium configurations. These parcels are rarely listed and transact quietly; buyers are typically Nike or Adidas executives who have been watching the corridor for the right property.
Thompson Woods — Toll Brothers at the Premium Tier
Thompson Woods in Bethany by Toll Brothers — the nation's premier luxury production homebuilder — delivers Washington County's most prestige new construction with homes starting at $750,000 and rising above $1.5 million for the most fully upgraded configurations. Three-story homes with daylight basements, outdoor living rooms, premium material selections, and Toll's design center customization process place the top of this community in super-jumbo territory for buyers financing with moderate down payments. Zoned for Sunset High School in the Beaverton School District, Thompson Woods is one of the few new construction communities in the metro where the combination of builder prestige, school district access, and product quality commands prices that rival established luxury neighborhoods.
Murrayhill and West Beaverton Executive Home Tier
At the top of Murrayhill's and West Beaverton's established
residential markets, executive-scale homes on double lots — 4,500 to 6,000 square feet, custom renovations, sport courts, pool or spa installations — occasionally transact at $1.5 million and above. These are not standard market properties; they are generational
homeownership decisions by long-tenured apparel and technology professionals who have made Beaverton their permanent address and are investing accordingly.
Portfolio lender access with Pacific Northwest executive apparel industry borrower expertise
Nike NQDC plan and deferred compensation documentation experience
Asset depletion programs for retired or transitioning Nike executives with significant accumulated wealth
Adidas North America senior executive compensation structure analysis
Construction-to-permanent super-jumbo for West Hills view builds and Bethany custom projects
Full discretion — publicly traded consumer brand executives require complete confidentiality
Ryan Lehrman, NMLS #235295
Credit: Typically 720 or above; 740+ for most favorable program terms
Income: All sources considered — W-2 base salary, RSU vesting, Nike or Adidas executive bonus, NQDC plan distributions, investment income; asset depletion available for qualifying borrowers
Reserves: Typically 12 to 24 months PITI in liquid or semi-liquid accounts; Nike 401(k), ESPP, and investment portfolios typically documentable as reserve assets
Property: Estate homes, view parcels, custom builds, and executive-scale existing homes; considered with appropriate appraisal methodology
Confidential financial review — We assess your complete Nike or Adidas compensation picture — base salary, RSU history, NQDC plan balance, bonus, investment and retirement accounts — before recommending a program.
Documentation strategy — We develop a presentation of your financial profile that accurately reflects total annual and accumulated compensation to portfolio underwriters.
Lender selection and term negotiation — We identify the right portfolio lender and negotiate terms on your behalf.
Appraisal — Super-jumbo appraisals on West Hills view estates and Thompson Woods premium configurations require specialists; we manage selection and review.
Closing — We coordinate with your financial and legal advisors and with title for a fully managed, confidential close.
In Beaverton, super-jumbo financing primarily applies to West Hills view estate parcels with custom residential improvements ($1.5 million to over $2 million), Toll Brothers Thompson Woods configurations at the premium end of the product range ($1.5 million-plus with full upgrades and lot premiums), and executive-scale existing homes in Murrayhill and West Beaverton where size, custom improvements, and rare lot characteristics push values into the $1.5 million range and above.
In most cases, yes. Nike's NQDC plan accumulations, when vested and documented, are generally usable as reserve assets under super-jumbo portfolio guidelines. For retired or transitioning Nike executives whose NQDC balance represents significant accumulated wealth, asset depletion programs can convert documented plan balances to qualifying monthly income. The specific treatment depends on the plan's payout schedule and election status.
Yes. Our construction-to-permanent super-jumbo program is available for custom builds on West Hills view parcels above Beaverton and Bethany, provided the borrower profile, builder qualifications, and parcel documentation meet program requirements. For Nike executives who have secured a view parcel and are commissioning an architect-designed home, this structure closes once before construction begins, locks the rate, and converts to a permanent mortgage at certificate of occupancy.
Super-jumbo transactions benefit from early engagement. Let’s have a confidential conversation about your property and financial profile.
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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