Bend’s super-jumbo market is among the most active in Oregon — a function not of Bend’s size but of the specific buyer demographic it attracts. High-desert lifestyle, direct access to Mount Bachelor’s ski terrain, the Deschutes River’s world-class fly fishing, the Smith Rock climbing corridor, and a concentration of craft beverage culture and culinary quality that rivals major metros — these attributes have made Bend the chosen destination for a specific and well-defined buyer: the California technology executive, the Seattle healthcare professional, the Portland entrepreneur who sold their business at a multiple that fundamentally changed their financial life, and the national remote work elite who discovered that Bend delivers a Pacific Northwest lifestyle at a fraction of the cost of equivalent quality in Marin County, Mercer Island, or Lake Oswego.
These buyers are not shopping at the market median. They arrive with $800,000 to $1.5 million in prior home equity, brokerage accounts built during the 2010s technology expansion, and income streams that are sophisticated, multi-component, and frequently mishandled by lenders who lack the portfolio lending relationships to accommodate them. They are purchasing in Tetherow — the Tom Doak-designed resort community on the eastern edge of Bend’s Westside where estate homes with Cascade Mountain and golf course views trade from $1.5 million to above $5 million. They are building at Broken Top, the guard-gated golf community where the entry price begins above $1 million and custom builds on the largest parcels reach $3 million and above. They are acquiring at Pronghorn, the 3,000-acre resort between Bend and Redmond designed around two Jack Nicklaus golf courses, where the combination of high desert topography, resort amenities, and vacation rental capacity creates a property value proposition unlike anything else in Central Oregon. At Loans by Lehrman, super-jumbo financing for the Bend luxury and resort market is a transaction type we have structured and closed.
A super-jumbo mortgage in Bend is a non-conforming loan that exceeds $2 million — well above the 2026 Deschutes County conforming limit of $832,750. These loans are portfolio-held, manually underwritten, and structured around the borrower’s complete financial profile.
Bend super-jumbo borrowers typically present with:
High-income remote employment from California, Seattle, or national technology companies, with RSU income, equity from prior coastal real estate sales, and investment portfolios built during a decade of technology market appreciation
Self-employment income from sold or ongoing businesses where the tax return picture understates actual financial capacity due to legitimate business expense structures
Retirement-stage wealth from prior careers combined with pension income, investment portfolio distributions, and real estate equity from multiple prior markets
Asset depletion profiles where significant investment and real estate equity creates qualifying capacity that exceeds annual earned income
Desire for the discretion and efficiency that super-jumbo portfolio transactions require
For Tetherow estate purchases, Broken Top custom homes, Pronghorn resort properties, and Crosswater golf community acquisitions — where resort amenities, golf course settings, and Cascade Mountain views combine to produce values well above the regional baseline — we access portfolio programs designed for Pacific Northwest resort residential transactions.
For Bend buyers who are arriving with $800,000 to $1.5 million in prior home sale equity from the Bay Area, Seattle metro, or other high-cost markets, and combining that equity with income from remote employment or investment distributions, we structure documentation around the full financial picture — prior home proceeds, investment accounts, and current income — to present the most complete and supportable qualification.
For Bend buyers whose liquid and semi-liquid assets — brokerage accounts, IRA and 401(k) balances, proceeds from business sales, and prior home equity — substantially exceed their current annual earned income, asset depletion programs convert documented portfolio balances to qualifying monthly income. This is particularly applicable to semi-retired technology professionals and early-retirement buyers who moved to Bend for lifestyle reasons and have not yet established a new income stream.
For Central Oregon business owners and successful entrepreneurial professionals whose two-year tax return average understates actual financial capacity — due to depreciation, pass-through deductions, and reinvestment strategies — we work with portfolio lenders who can underwrite to business income with appropriate add-backs and cash flow analysis.
For buyers commissioning custom builds at Broken Top, on Discovery West estate lots, on private parcels in the Shevlin Park area, or on acreage in the greater Deschutes County rural corridor, our construction-to-permanent super-jumbo program closes once, funds in draws, and converts to a permanent mortgage at completion without re-qualification.
Tetherow — $1.5 million to $5 million-plus Tetherow is Bend's premier resort residential community — a Tom Doak-designed links-style golf course surrounded by homes positioned across a high desert landscape of volcanic rock formations, Ponderosa pine, and sweeping Cascade Mountain views. Estate homes on Tetherow's most premium lots offer floor-to-ceiling Cascade view corridors, indoor-outdoor living designs that take full advantage of Central Oregon's 300-plus days of sunshine, and the lifestyle infrastructure of a destination resort — golf, tennis, dining, and community — that makes the community attractive as both a primary residence and a second home. Properties at the upper end of Tetherow's inventory reach $3 million to $5 million for the most site-specific estate configurations.
Broken Top — $1 million to $3 million-plus
Broken Top is a guard-gated golf community west of the Parkway in Bend's most prestigious Westside corridor. Custom homes here are built to specifications that reflect the private, permanent nature of the community — larger than the typical Bend home, on parcels that provide genuine privacy within walking distance of the neighborhood's golf course and clubhouse. The entry price for Broken Top is above $1 million; custom estate homes on the best-positioned lots reach $3 million and above. The community's Westside location, gated security, and architectural standards create a residential environment that attracts the most sophisticated Bend buyers.
Pronghorn Resort — $800,000 to $3 million-plus
Pronghorn, the 3,000-acre high-desert resort north of Bend designed around two Jack Nicklaus golf courses, operates at the intersection of resort lifestyle, vacation rental income, and long-term residential investment. Estate homes and custom builds at Pronghorn combine panoramic high desert views — an entirely different landscape from the Westside's pine-forested character — with resort amenities and the flexibility of vacation rental income that can be incorporated into investment underwriting. Values range from $800,000 for standard configurations to above $3 million for the most premium estate lots.
Awbrey Butte and Summit West Estate Tier
At the top of Awbrey Butte and Summit West — Bend's highest-priced established neighborhoods with single-family medians of $1.36 million and $1.37 million respectively — estate-scale properties on larger parcels with unobstructed Cascade views, fully upgraded interiors, and outdoor living configurations sized for Bend's climate can reach $2 million to $3 million. These properties attract California relocators who are accustomed to estate-quality living and want to replicate that standard in Central Oregon.
Portfolio lender access with Pacific Northwest resort and lifestyle-driven super-jumbo expertise
California and Seattle equity buyer documentation — prior home proceeds, investment accounts, and remote income analyzed together
Asset depletion programs for early-retirement and semi-retired Bend buyers with significant accumulated wealth
Self-employment and business owner income analysis for Bend's entrepreneurial super-jumbo tier
Construction-to-permanent super-jumbo for Broken Top custom builds, Discovery West estate lots, and Deschutes County acreage projects
Full discretion throughout the process
Ryan Lehrman, NMLS #235295
Credit: Typically 720 or above; 740+ for most favorable program terms
Income: All sources considered — remote W-2, RSU, business owner income, investment distributions, prior home sale proceeds; asset depletion available for qualifying borrowers
Reserves: Typically 12 to 24 months PITI in liquid or semi-liquid accounts; brokerage accounts, IRA, and 401(k) balances typically documentable as reserve assets
Property: Resort estates, golf community homes, custom builds, and view estate properties; considered with appropriate appraisal methodology
Confidential financial review — We assess your complete income picture — remote W-2, RSU, investment income, equity proceeds, and any business owner income — before recommending a program or lender.
Documentation strategy — We develop a presentation of your financial profile that accurately reflects your total capacity to portfolio underwriters, including any asset depletion structure.
Lender selection and term negotiation — We identify the right portfolio lender for your specific transaction and negotiate terms on your behalf.
Appraisal — Super-jumbo appraisals in Tetherow, Broken Top, and Awbrey Butte require specialists who understand Bend's resort and luxury market; we manage selection and review.
Closing — We coordinate with your legal counsel, financial advisors, and title to deliver a fully managed close.
Tetherow (estate homes $1.5 million to $5 million-plus), Broken Top (gated golf community, $1 million to $3 million-plus), Pronghorn Resort ($800,000 to $3 million-plus), Summit West ($1.37 million median), and Awbrey Butte's estate tier ($1.5 million to $2.5 million-plus for premium parcels) are Bend's primary super-jumbo markets. Discovery West estate lots and Shevlin Park area custom builds are secondary super-jumbo generators.
Yes. This is one of the most common Bend super-jumbo borrower profiles, and we handle it as a standard scenario. The prior home equity is documented via the closing disclosure from the California sale and confirmed in the buyer's financial accounts. The remote W-2 income is documented via employer verification confirming the remote-eligible status of the position. RSU income from a publicly traded employer is documented via two-year vesting history. The combined picture — substantial equity plus strong current income — typically produces an excellent super-jumbo qualification, and we structure the documentation file to present it clearly and completely to portfolio underwriters.
Yes. Our construction-to-permanent super-jumbo program is available for custom builds within Broken Top's guard-gated community, provided the borrower profile, builder qualifications, and parcel documentation meet program standards. For buyers who have secured a Broken Top lot and are commissioning a custom estate home, this structure closes once before construction begins, locks the rate, funds in draws as milestones are met, and converts to a permanent mortgage at certificate of occupancy — eliminating the re-qualification risk of a two-loan approach across a 12 to 18 month custom build timeline.
Super-jumbo transactions in Bend’s resort and luxury market 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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