Boise’s luxury market has crossed a threshold that would have been hard to predict a decade ago. In November 2025, the adjacent market of Eagle — a Boise suburb 20 minutes to the west — recorded a median sale price of $1 million for the first time in its history. Harrison Boulevard estates in Boise’s North End regularly trade between $1.3 million and $1.5 million. Custom homes along Warm Springs Avenue and on the mesa above it push toward and past $2 million. And Boise Hunter Homes, the Treasure Valley’s leading luxury builder, delivers new-construction properties priced from the mid-$800,000s into the mid-$3,000,000s at its Dry Creek Ranch and Harris North communities.
The buyers reaching for these properties are not the same buyers using a standard Jumbo loan. They are Micron Technology executives with multi-year RSU accumulations and equity positions in a $37 billion revenue company. They are executives relocating from the Bay Area or Seattle with seven-figure home sale proceeds. They are physicians who have spent two decades building both a practice and a financial profile that no longer fits in a conventional lending box. Super-Jumbo financing — loans above $2 million, with select programs extending to $10 million and beyond — is built for exactly this buyer, in exactly this market.
A Super-Jumbo mortgage is a loan that exceeds $2 million. While Idaho’s 2026 conforming limit is $832,750 statewide, and standard Jumbo programs cover loans up to approximately $2 million, Super-Jumbo programs serve buyers financing properties at the estate level — with underwriting, pricing structures, and qualifying methodologies designed for high-net-worth borrowers rather than conventional income documentation frameworks.
Super-Jumbo programs differ from standard Jumbo in several meaningful ways: they frequently allow asset-depletion qualifying (converting liquid assets into a monthly income figure without requiring employment income), they support interest-only payment structures that preserve cash flow for active investors, and they are available from specialized lenders — not the same institutions that write conventional mortgages.
For buyers targeting Warm Springs Avenue’s historic riverfront estates, Harrison Boulevard mansions, or foothills custom properties with acreage, estate-tier Super-Jumbo programs provide financing from $2 million to $5 million on primary residences. These programs typically require 20–30% down, verified assets of $3–5 million, and strong credit profiles, but are flexible on income documentation structure.
Designed for buyers with significant liquid wealth — investment portfolios, retirement accounts, proceeds from a home sale or business liquidation — who prefer not to rely on W-2 or self-employment income alone. The lender converts verified liquid assets to a qualifying monthly income using a standard formula, allowing buyers to finance at the Super-Jumbo level without a traditional employment income requirement. This program is particularly well-suited for early retirees, business owners, and executives who have sold positions or companies.
Senior executives at Micron Technology, Albertsons Companies, and other Treasure Valley anchors may carry compensation packages with base salary, significant annual bonus, and multi-year RSU grants simultaneously. Executive Super-Jumbo programs are underwritten to understand the full economic picture — vesting schedules, grant documentation, bonus payment history — and qualify on total compensated income rather than base salary alone.
Custom builds on estate lots throughout Boise’s foothills, Warm Springs Mesa, and southeast Boise corridor often exceed $2 million in finished value. Construction-to-permanent Super-Jumbo programs cover the full project — land, construction draws, and permanent mortgage — in a single closing, with loan amounts scaled to support high-end custom construction budgets.
Harrison Boulevard and the North End Estate Tier
Harrison Boulevard is Boise's most prestigious residential address — a tree-lined historic avenue running through the North End with mansions, historic estates, and landmark properties that have appreciated 85–90% over the past decade. Upper-end properties on and near Harrison regularly trade between $1.5 million and $2.5 million, with the finest historic estates exceeding $3 million. The combination of historic character, neighborhood walkability to Hyde Park, and direct access to Camel's Back Park and the Boise Foothills trail system makes this corridor consistently in demand among Boise's highest-income buyers.
Warm Springs Avenue and East End Estates
Warm Springs Avenue carries a distinction unique in American real estate: homes here have been geothermally heated by a natural hot water system for more than a century. The avenue runs through the East End from downtown toward the foothills, lined with Victorian-era estates, historic mansions, and a mix of architecturally significant properties that command a premium reflecting both their character and their scarcity. The East End overall has appreciated 85–90% since 2014, with Warm Springs Avenue's finest properties consistently at the top of Boise's price range.
Dry Creek Ranch and Boise Hunter Homes Communities
Boise Hunter Homes captured 26% of all new-construction luxury sales at $1 million and above in the Treasure Valley in 2025. Its Dry Creek Ranch community — featuring foothills views, an 8,840-square-foot clubhouse, pool, organic farm, equestrian center, and full-service coffee shop — delivers new construction priced from the mid-$800,000s into the mid-$3,000,000s. Buyers financing at the upper end of this range are firmly in Super-Jumbo territory, often requiring both the scale of a Super-Jumbo program and the construction-to-permanent structure if purchasing to-be-built inventory.
Direct relationships with Super-Jumbo lenders who operate outside conventional secondary market constraints
Asset-depletion qualifying available for buyers with significant liquid positions who do not need traditional employment income documentation
Executive compensation expertise for Micron, Albertsons, and other Treasure Valley anchor employers
Construction-to-permanent Super-Jumbo programs for estate-level custom builds in the foothills and mesa communities
Private, confidential consultation process — Super-Jumbo transactions require discretion and precision, not a call center
Closings structured around the complexity of the transaction, not a standardized timeline
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Loan Amount: Programs typically begin at $2 million, with select lenders offering structures to $10 million and above for qualified borrowers.
Credit Profile: Most Super-Jumbo programs require a minimum 720–740 credit score. The highest loan tiers and best rate structures are generally available to borrowers at 760 and above.
Income and Asset Documentation: W-2, self-employment, RSU/equity, asset depletion, and business income documentation are all eligible. Asset reserves of $3–5 million or more are typically required post-closing, verified in liquid or near-liquid accounts.
Down Payment: Most Super-Jumbo structures require 20–30% down. Some programs for borrowers with significant documented assets allow 10–15% down with additional reserve requirements.
Confidential Consultation — We review your complete financial picture — income structure, assets, purchase target, and timeline — before any documentation is submitted. Super-Jumbo transactions are planned, not rushed.
Lender Matching — Based on your profile, we identify the specific Super-Jumbo lender with the best program fit: asset-depletion, executive compensation, estate program, or construction-to-permanent.
Documentation and Pre-Approval — Full documentation is assembled and submitted. Super-Jumbo pre-approval is a verified, detailed process — not a soft pull and a conditional letter.
Property Under Contract — Once you have an accepted offer, formal underwriting begins. Appraisal at the Super-Jumbo tier may require two independent appraisals; we manage this process directly.
Clear to Close and Closing— Super-Jumbo closings are coordinated directly between lender, title, and all parties. We remain involved through the closing table.
In Boise, a Super-Jumbo loan is generally defined as any mortgage above $2 million. Idaho's 2026 conforming limit is $832,750 statewide, and standard Jumbo programs cover the range from $832,751 to approximately $2 million. Above $2 million, Super-Jumbo programs from specialized lenders apply — with distinct underwriting guidelines, reserve requirements, and rate structures.
Yes. Asset-depletion qualifying programs convert verified liquid assets — investment accounts, retirement accounts, and cash — into a qualifying monthly income figure without requiring traditional W-2 or self-employment income documentation. This is a common qualifying method for buyers purchasing Harrison Boulevard estates or upper-tier Dry Creek Ranch homes who are retired, semi-retired, or whose income is primarily asset-based.
Super-Jumbo transactions typically require 30–45 days from contract execution to closing, compared to 21–30 days for standard Jumbo. The additional time reflects more detailed underwriting, two-appraisal requirements at some loan amounts, and the additional asset verification steps specific to Super-Jumbo programs. Early engagement — ideally before the offer is written — is the most reliable way to control this timeline.
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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