Nowhere else in Idaho does the Super-Jumbo tier look the way it does in Coeur d’Alene. Black Rock — the gated private golf and lake community on the western shore of Lake Coeur d’Alene — prices homes from $2 million to $8 million, on properties that blend seamlessly into the forested ridge above the lake with panoramic water and fairway views. Gozzer Ranch Golf and Lake Club, a Discovery Land Company property on the eastern shore, offers 267 custom estate homesites ranging from a half-acre to five acres, with a Tom Fazio-designed 18-hole championship course, two marinas, and beach club access — residences crafted by award-winning designers and priced at the level of the Pacific Northwest’s finest private club communities. CDA National Reserve, recently rebranded from Club at Rock Creek and now undergoing a $165 million residential expansion by Lyon Living, offers lots from $535,000 to $2.4 million and delivered homes from $1.1 million to $5 million, with 24 Fairway Lodge residences starting at $2 million and a 20,000-square-foot clubhouse under construction 20 minutes south of downtown.
Waterfront properties on Lake Coeur d’Alene itself — on the main lake’s Mica Bay, Rockford Bay, and Arrow Point — have traded as high as $21 million. A 52-acre lakefront parcel recently listed as a legacy estate offering. The market for custom estate builds on lake-view acreage is active, with buyers acquiring lots for $500,000 to $2.4 million and engaging architects and builders for custom homes that push total project values past $5 million.
The buyers pursuing these properties are not local income earners in the conventional sense. They are high-net-worth individuals from California, Washington, and the Pacific Northwest coast — retiring executives, successful business owners, tech industry veterans with significant equity positions, and family-office clients for whom Coeur d’Alene represents a deliberate lifestyle choice combined with meaningful tax advantages. Super-Jumbo financing for this population is not an afterthought. It is a purpose-built financial tool that requires lenders who work in this space regularly, not occasionally.
A Super-Jumbo mortgage is any loan above $2 million. Kootenai County’s 2026 conforming limit is $832,750, 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 underwriting designed for high-net-worth borrowers, qualifying methodologies that include asset depletion and interest-only structures, and rate pricing from lenders who hold these loans in portfolio rather than selling them to the secondary market.
In Coeur d’Alene specifically, the Super-Jumbo tier encompasses virtually every transaction in Black Rock, Gozzer Ranch, and CDA National Reserve, and a significant share of lakefront and lake-view estate purchases throughout the market.
For buyers financing primary residences on Lake Coeur d’Alene’s shoreline — whether a Mica Bay estate, a Rockford Bay property, or a direct lakefront parcel on the main body of the lake — Super-Jumbo estate programs provide financing from $2 million to $10 million and beyond. These programs require verified assets of $3–5 million or more post-closing, strong credit profiles, and 20–30% down, with flexible income documentation that accommodates retirement income, investment distributions, and pension or annuity streams.
The most commonly used qualifying methodology for Coeur d’Alene’s high-net-worth buyer. Asset-depletion programs convert verified liquid assets — investment accounts, brokerage accounts, money market funds, and retirement accounts with access provisions — into a qualifying monthly income figure using a standard lender formula. A California buyer who sold their Marin County home for $2.8 million, arrived in Coeur d’Alene with $2.2 million in proceeds after taxes, and wants to finance a $3.5 million Black Rock estate with $1.5 million down can qualify entirely on asset depletion — without a salary, without a W-2, and without a self-employment income history.
For active or recently retired executives from Washington, Oregon, and California technology, manufacturing, and financial services companies who are relocating to Coeur d’Alene — or purchasing as a primary residence while transitioning income — executive Super-Jumbo programs underwrite the full economic picture: base salary, performance bonus history, equity vesting schedules, and deferred compensation distributions. These programs require the same two-year income history documentation as standard programs, but they are built to capture total compensation rather than base salary alone.
For buyers who want to maximize cash flow flexibility during the early years of ownership — retaining capital for investment, managing a business transition, or bridging a liquidity event — interest-only Super-Jumbo programs allow payments on interest only for a defined initial period, typically 5–10 years, before converting to fully amortizing principal and interest. This structure is particularly well-suited for high-net-worth buyers who have significant assets but prefer to deploy capital strategically rather than in a large lump-sum principal reduction.
For buyers who have acquired a lot at Black Rock, Gozzer Ranch, or CDA National Reserve — or who have purchased a lakefront parcel and are engaging a custom architect and builder — Super-Jumbo
construction-to-permanent programs wrap the land equity, construction draws, and permanent mortgage into a single closing with the rate locked before construction begins. Custom builds on premier Coeur d’Alene lots routinely produce finished values above $3–5 million
Black Rock — Coeur d'Alene's Premier Private Golf and Lake Community
Black Rock is a gated private community on the western shore of Lake Coeur d'Alene, consistently ranked among the finest private residential golf communities in the Pacific Northwest. Homes blend into the forested ridgeline above the lake, offering panoramic views of Lake Coeur d'Alene, the surrounding mountains, and the private Tom Weiskopf-designed golf course. Properties range from $2 million to $8 million, with custom estates and undeveloped lots for buyer-directed custom builds available throughout the community. Access to Black Rock's amenities — private golf, lake access, club facilities — comes with the properties in the community.
Gozzer Ranch Golf and Lake Club — Discovery Land on the Eastern Shore
Gozzer Ranch is a Discovery Land Company property — the same development firm behind some of the most prestigious private club communities in North America — perched above the eastern shores of Lake Coeur d'Alene near Arrow Point. The community's Tom Fazio-designed championship course, two marinas, beach club, and homestead-inspired clubhouse anchor a residential offering that includes 267 custom estate homesites (half-acre to five acres), 34 detached cabins, 28 homestead cottages, and 28 waterfront condominium lodge homes at the Lakeshore Lodge. The majority of homesites offer lake, mountain, or golf course views. Three StanCraft boats provide member shuttles directly to downtown Coeur d'Alene. Residences at Gozzer are among the most significant private club real estate transactions in Idaho.
CDA National Reserve — 1,100 Acres, $165 Million Expansion
CDA National Reserve, on the western shore of Lake Coeur d'Alene 20 minutes south of downtown near Rockford Bay, is undergoing a $165 million residential expansion led by Southern California developer Lyon Living. The development features a Tom Weiskopf-designed 18-hole course, a 20,000-square-foot clubhouse under construction, a lakehouse with boat and kayak access, a full fitness and recreation campus, and residential offerings from custom homesites at $535,000–$2.4 million to built homes at $1.1–$5 million and 24 Fairway Lodge residences starting at $2 million. Club membership — exclusively for property owners — carries a $150,000 initiation fee and $22,500 in annual dues. The development is positioned as a North Idaho alternative to Discovery Land's national portfolio and is attracting Pacific Northwest buyers who want a private club experience without traveling to a destination market.
Established relationships with Super-Jumbo portfolio lenders who operate entirely outside conventional Fannie/Freddie constraints
Asset-depletion programs for California and Pacific Northwest buyers financing Gozzer Ranch, Black Rock, and CDA National Reserve purchases
Interest-only Super-Jumbo programs for high-net-worth buyers who want cash flow flexibility during the initial ownership period
Construction-to-permanent Super-Jumbo for custom estate builds on private club lots and lakefront parcels
Executive program expertise for Washington, Oregon, and California executives relocating to Coeur d'Alene
Confidential, discreet process — Super-Jumbo transactions require precision and privacy from the first conversation
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Loan Amount: Programs begin above $2 million, with select lenders financing to $10 million and beyond.
Credit Profile: Programs begin above $2 million, with select lenders financing to $10 million and beyond.
Income and Assets: Employment income, retirement distributions, investment income, asset depletion, executive compensation, and business distributions all eligible. Most Super-Jumbo programs require $3–5 million or more in verified post-closing liquid reserves depending on loan amount.
Down Payment: Most programs require 20–30% down. Select programs for borrowers with significant documented assets allow reduced down payments with additional reserve requirements.
Confidential Consultation — We review your complete financial profile — assets, income sources, purchase target, and intended property use — before any documentation is assembled. Coeur d'Alene's estate market benefits from financing decisions made before the purchase negotiations begin.
Lender Matching — Based on your profile, we identify the Super-Jumbo program that fits: asset-depletion, executive compensation, waterfront estate, or construction-to-permanent. Not every lender does all of these.
Documentation and Pre-Approval — Full documentation is assembled and submitted. Super-Jumbo pre-approval in this price range is a serious, detailed process.
Property Under Contract — Formal underwriting begins. Two independent appraisals are often required at Super-Jumbo loan amounts in resort markets; we plan for this timeline from the start.
Clear to Close and Closing — Super-Jumbo closings are coordinated directly between lender, title, and all parties. Expect 30–45 days from contract, and plan accordingly with your seller.
Super-Jumbo begins above $2 million. Standard Jumbo programs cover $832,751 to approximately $2 million in Kootenai County. Above $2 million, Super-Jumbo programs from portfolio lenders apply — with distinct reserve requirements, more detailed income and asset documentation, and in some cases two-appraisal requirements. Black Rock, Gozzer Ranch, and CDA National Reserve purchases are nearly always Super-Jumbo transactions.
Yes. Asset-depletion qualifying is specifically designed for this scenario. A buyer with $5 million in verified liquid assets — investment accounts, money market funds, or cash — can qualify for a Super-Jumbo loan using those assets as the income source, without requiring W-2 or self-employment income documentation. The lender converts the verified asset balance into a qualifying monthly income figure using a standard formula. This is the most common qualifying structure for Coeur d'Alene's private club estate market.
CDA National Reserve's $150,000 initiation fee for club membership is typically paid separately from the property purchase price and is not financed as part of the mortgage. It is treated as a separate cash obligation at closing. Buyers should plan for this expense in addition to down payment and closing costs when evaluating total transaction costs. We discuss this in the first consultation so there are no surprises at the final closing statement.
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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