Eagle’s upper market does not politely approach $2 million — it has been transacting well above it for years. In 2019, three homes sold above $3 million in the entire Treasure Valley. By 2023, 22 homes crossed that threshold, with five at or above $5 million — and Eagle addresses dominated the list. One Eagle home sold that year for $5.2 million: a custom 6,736-square-foot single-level residence with a 25-car garage, 26-foot ceilings, herringbone floors, a wine room, pool, hot tub, and Bogus Basin views, designed by Eagle-based Trey Hoff Architecture. A second Eagle property in the same year sold for $5.2 million on a 10-acre parcel with a vineyard. These are not outlier transactions in Eagle’s historical context — they are the visible tip of a market where the estate segment has matured into a fully functioning, regularly transacting tier that requires Super-Jumbo financing expertise to serve correctly.
The Super-Jumbo buyer in Eagle is a distinct profile. They are not purchasing because Eagle is the best available option within their budget — they are purchasing because Eagle is specifically what they want. A California technology executive who sold a Palo Alto home for $3.5 million, moved to Ada County for the lifestyle and tax environment, and is building a custom estate in Dry Creek Ranch’s Estates section on a 1-acre foothills lot with equestrian access is not looking for a lender who handles occasional $2 million transactions. They are looking for someone who has done this before, knows which Super-Jumbo portfolio lenders have the right programs, and understands how to structure asset-depletion or executive compensation income documentation for a transaction at this level.
A Super-Jumbo mortgage is any loan above $2 million. Ada 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 portfolio lenders apply — with underwriting designed for high-net-worth borrowers, qualifying methodologies that include asset depletion and executive compensation structures, and in some cases interest-only payment options that preserve capital deployment flexibility during the initial ownership period.
In Eagle specifically, the Super-Jumbo tier encompasses the estate sections of Two Rivers, the upper Dry Creek Ranch Estates, premium Corrente Bello custom builds, and foothills acreage properties north of downtown Eagle along the Linder Road and Beacon Light Road corridors.
The Pointe and Island sections of Two Rivers — Eagle’s most coveted riverfront estate addresses — regularly price above $2 million for the community’s largest custom homes and most desirable water positions. Super-Jumbo programs for these properties provide financing from $2 million to $5 million with 20–30% down, verified post-closing liquid assets of $3 million or more, and flexible income documentation that accommodates retirement income, investment distributions, and executive compensation structures.
The most frequently used qualifying methodology for Eagle’s high-net-worth buyer. Asset-depletion programs convert verified liquid assets — brokerage accounts, money market funds, retirement accounts — into a qualifying monthly income figure without requiring a traditional salary or W-2 history. A California buyer who closed a San Francisco Bay Area property for $3.2 million, arrived in Eagle with $2.5 million after taxes, and wants to finance a $2.8 million Two Rivers estate with $900,000 down can qualify entirely on asset depletion. This is not an edge-case program in Eagle — it is one of the primary qualifying structures for the city’s upper-tier buyer.
For active executives from California, Pacific Northwest, and Boise-area technology, manufacturing, and financial services companies — buyers who carry base salary, significant performance bonus, RSU grants, and in some cases deferred compensation simultaneously — executive Super-Jumbo programs underwrite the full economic picture. Base salary, two-year bonus history averaged over 24 months, RSU vesting documentation, and deferred compensation timelines are all captured in the income analysis. For senior Micron Technology executives with total compensation packages above $350,000, or for private equity or financial services executives with complex multi-layer income, this approach captures the full qualifying income that a standard W-2 review would miss.
Properties north of Eagle on Linder Road, Beacon Light Road, and the Highway 16 and 55 corridors — acreage parcels with Bogus Basin views, foothills privacy, and in some cases direct ski access via a 45-minute drive — attract buyers building custom estate homes at the $2 million to $5 million level. Super-Jumbo programs for these properties accommodate both the purchase of raw acreage and the construction-to-permanent financing of the custom build.
Buyers building in Dry Creek Ranch’s Estates section — 1-acre lots with equestrian stable access, organic farm membership, and foothills views of Stack Rock and Bogus Basin — or on custom acreage north of Eagle need construction-to-permanent financing that locks the permanent rate before the first shovel breaks ground and wraps land, construction draws, and the permanent mortgage in a single closing. Finished values on full-build Dry Creek Ranch Estates projects and custom foothills builds routinely exceed $2 million, placing them in Super-Jumbo construction-to-permanent territory.
Two Rivers — The Island and The Pointe Estate Sections
Two Rivers is a 245-acre community between the North and South forks of the Boise River in the heart of Eagle. The community's highest-value sections — The Pointe, consisting of million-dollar custom estates on large waterfront view lots, and The Island, a collection of 15 unique homesites backing directly to the South Channel — represent the most coveted estate addresses in Eagle. European-style architecture, 17 man-made lakes, 41 waterfalls, meandering paths, and sweeping mountain and foothills views frame properties that range from 2,000-square-foot patio homes to executive estates exceeding 8,000 square feet. At the upper end, Two Rivers is firmly Super-Jumbo territory.
Dry Creek Ranch Estates
1-Acre Foothills Lots with Equestrian Access The Estates at Dry Creek Ranch represent the premium tier of a 1,400-acre master-planned community at the base of the Boise Foothills north of Eagle. Estate lots cover 1 acre, with home designs featuring 4-car garages, RV bays, multi-generational suites, and personal equestrian stable access tied to Dry Creek Ranch's professional equestrian arena. Boise Hunter Homes prices these properties from the mid-$1,000,000s to $3,000,000 — the upper end of which is firmly Super-Jumbo. Views of Stack Rock and Bogus Basin, 8,840-square-foot clubhouse access, and the community's organic farm and full amenity package make this one of the most distinctive residential offerings in Idaho.
Corrente Bello and North Eagle Estate Custom Builds
Corrente Bello, the Tuscan-inspired estate community in north Eagle, offers the community's premium palatial estates — custom homes of 4,000–6,000+ square feet with meticulous Italianate landscaping, water features, and architectural detail. Upper-end Corrente Bello properties reach and exceed $2 million. North Eagle's foothills acreage market — parcels of 2–10+ acres with unobstructed Bogus Basin and valley views — produces custom home projects that regularly exceed $2.5 million in total value when land and construction are combined.
Established Super-Jumbo portfolio lender relationships that price and underwrite outside Fannie/Freddie constraints
Asset-depletion qualifying for California and Pacific Northwest buyers financing Eagle estate properties with proceeds from prior home sales
Executive compensation programs for Micron Technology, private equity, and financial services executives with complex multi-layer income structures
Construction-to-permanent Super-Jumbo for Dry Creek Ranch Estates builds, foothills acreage projects, and custom estates north of Eagle
Interest-only Super-Jumbo for buyers who want to preserve capital flexibility during the initial ownership period
Deep familiarity with Eagle's estate tier — comparable sales, appraisal dynamics, and lender positioning at the $2M+ level
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Loan Amount: Programs begin above $2 million; select lenders finance to $10 million and beyond.
Credit Profile: Minimum 720–740 for most programs; best rate tiers and highest loan amounts available at 760+.
Income and Assets: Employment income, RSU and equity compensation, asset depletion, executive bonus history, business distributions, and pension or annuity income all eligible. Most Super-Jumbo programs require $3–5 million in verified post-closing liquid reserves depending on loan amount.
Down Payment: Most programs require 20–30% down. Select programs for borrowers with exceptional asset documentation allow reduced down payments with higher reserve requirements.
Confidential Consultation — We review your complete financial profile — assets, income sources, purchase target, and build plans — before any documentation is assembled. Eagle's estate market benefits from financing decisions made before purchase negotiations begin.
Lender Matching — Based on your specific profile, we identify the Super-Jumbo program with the best 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 serious, detailed process — not a soft pull and a conditional letter.
Property Under Contract — Formal underwriting begins. Two independent appraisals may be required at Super-Jumbo loan amounts in Eagle's estate segment; we plan for this from the start.
Clear to Close and Closing — Expect 30–45 days from contract for Super-Jumbo transactions. We coordinate directly with lender, title, and all parties through closing.
Super-Jumbo begins above $2 million. Standard Jumbo programs in Eagle cover $832,751 to approximately $2 million. Above $2 million — which encompasses the premium sections of Two Rivers, the Dry Creek Ranch Estates, upper Corrente Bello, and foothills acreage custom builds — Super-Jumbo programs from portfolio lenders apply, with distinct reserve requirements, more detailed asset and income documentation, and in some cases two-appraisal requirements.
Yes. Asset-depletion qualifying converts verified liquid assets — including proceeds from a prior home sale deposited in a verifiable account — into a qualifying monthly income figure using a standard lender formula. A buyer with $2.8 million in verified liquid assets can qualify for a Super-Jumbo loan using asset depletion without a traditional W-2 income source. This is one of the most common qualifying structures for Eagle's upper-tier buyer.
Typically 30–45 days from contract execution. Two-appraisal requirements at higher loan amounts, more detailed asset verification, and the additional documentation steps specific to Super-Jumbo programs extend the timeline compared to standard Jumbo. Engaging the lender before the offer is written — rather than after the contract is executed — is the most reliable way to compress 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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