Idaho Falls is not a Super-Jumbo market in the way that Eagle or Coeur d’Alene are, and leading with that transparency serves buyers better than obscuring it. Bonneville County’s median sale price runs $350,000–$430,000, and Super-Jumbo transactions — loans above $2 million — are uncommon in eastern Idaho’s residential market. Most buyers in this region find that the combination of Idaho Falls’ low cost of living (approximately 17% below the national average) and the Jumbo tier’s coverage up to $2 million is sufficient for even the largest purchases in the primary residential market.
The Super-Jumbo profile in Idaho Falls is specific. It is the INL Senior Fellow or Distinguished Staff Scientist who, after 20 or more years at the laboratory, has accumulated a Federal Thrift Savings Plan balance exceeding $1.5 million, has retained an Idaho Falls home from an earlier purchase, and is now building an estate compound on a 7-acre Comore Loma lot — engaging a local architect, selecting their own general contractor, and designing a 5,000-square-foot custom primary residence with separate shop building and detached guest quarters. It is the retiring EIRMC senior physician who spent 25 years at the hospital, built equity in eastern Idaho’s appreciating market, and is now purchasing a Snake River riverfront property combined with a custom build that reaches $2.5 million in total project value. It is the Yellowstone-adjacent Swan Valley or Island Park property — a second-home adjacent to the national parks that carries significant land value and improvement budget in a landscape where prices have appreciated substantially since 2020.
These transactions are rare in Idaho Falls. They are real. And they require portfolio lender relationships, asset-depletion expertise, and appraisal strategy for property types with limited comparable sales.
A Super-Jumbo mortgage is any loan above $2 million. Bonneville County’s conforming limit is $832,750, and standard Jumbo programs cover $832,751 to approximately $2 million. Above $2 million, Super-Jumbo portfolio lender programs apply — with distinct underwriting, qualifying methodology, and reserve requirements designed for high-net-worth borrowers rather than standard income frameworks.
For buyers building on Comore Loma’s largest lots — 5–7 acres in the Ammon foothills with Teton views — where custom construction and lot premium combine to reach $2 million or above in total project value. These programs require 20–30% down, $3 million or more in verified post-closing liquid assets, and a qualifying methodology appropriate for the buyer profile: federal TSP asset depletion, EIRMC physician income, INL senior scientist W-2, or retirement income streams from federal government service.
INL scientists who have spent careers at the laboratory often hold Federal Thrift Savings Plan balances that, upon retirement or transition, can be converted into qualifying income under asset-depletion programs. TSP balances in verified accounts — typically accessed at retirement or rolled to an IRA — are treated as liquid assets and converted to monthly qualifying income using a standard formula. An INL retiree with a $2.5 million TSP rollover and a desire to build an estate-scale Comore Loma custom home can qualify on asset depletion without requiring ongoing W-2 employment income.
For buyers building estate-scale primary residences in Comore Loma or on Bonneville County acreage where total project cost — land, site preparation, construction, and improvements — exceeds $2 million. Single-close construction-to-permanent programs lock the permanent rate at initial closing, cover land and construction draws in a single loan, and convert automatically to the permanent mortgage at certificate of occupancy.
Swan Valley, Island Park, and the Teton Valley corridor — all within 90 minutes of Idaho Falls — are experiencing premium pricing for properties positioned near Yellowstone and Grand Teton National Parks. A Swan Valley riverfront estate with significant improvements, or an Island Park lodge-style property on acreage near the park boundary, can reach $2 million and above in total value. Super-Jumbo programs serve buyers financing these properties as primary or secondary residences, with appropriate documentation for the remote-location property type and out-of-area comparable sales methodology.
Honesty about market character is part of the service. Super-Jumbo transactions in Idaho Falls are uncommon — perhaps a handful per year at most. What differentiates the buyer who pursues one is depth of Idaho commitment: a scientist who came to INL in 1999, lived modestly in a modest Ammon home while building a career and a TSP balance, and is now ready to build the estate they always planned. A physician who came to EIRMC’s Internal Medicine residency in 2018 and stayed. A California family who fell in love with the Teton backdrop and is building a Comore Loma custom on a 5-acre lot with Grand Teton views from every back window.
These buyers are real. They are not looking for a lender who will treat their transaction as unusual — they are looking for a lender who has done this before, has the right portfolio lender relationships, and knows how to document federal government retirement assets, INL TSP balances, and non-standard property types in a market where the appraisal search for comparable estate sales requires genuine expertise.
Portfolio Super-Jumbo lender relationships for Comore Loma estate builds and Bonneville County large-acreage projects
Federal TSP asset depletion documentation for retired or transitioning INL scientists
EIRMC physician Super-Jumbo for senior attending physicians purchasing or building at the estate level
Construction-to-permanent Super-Jumbo for 5–7-acre Comore Loma custom builds
Yellowstone-adjacent and Island Park estate programs for buyers financing near-national-park properties
Appraisal strategy guidance for non-standard property types with limited eastern Idaho comparable sales
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 at 760+.
Income and Assets: Federal W-2 (INL/Battelle), TSP asset depletion, federal retirement income (FERS pension), EIRMC physician salary, investment distributions, and home sale proceeds all eligible. Most programs require $3–5 million in verified post-closing liquid reserves.
Down Payment: Most programs require 20–30% down.
Property: Primary residences on large Comore Loma lots, estate compounds, riverfront parcels, and Yellowstone-adjacent properties. Non-standard property types require specialized appraisal review.
Confidential Consultation — We review your property target, build scope, income structure (federal salary, TSP, FERS pension, physician salary), and liquid assets before any documentation is assembled.
Lender Matching — We identify the right portfolio Super-Jumbo program: TSP asset depletion, federal income + reserves, physician income, or construction-to-permanent.
Documentation and Pre-Approval — Full documentation assembled, including TSP statements, FERS pension verification if applicable, and INL or EIRMC employment records.
Property Under Contract — Two independent appraisals often required at Super-Jumbo amounts. For Comore Loma and Yellowstone-adjacent properties, we plan for extended appraisal timelines from the start.
Clear to Close and Closing — Typically 30–45 days from contract. We coordinate directly with lender, title, and all parties.
Super-Jumbo begins above $2 million. In Idaho Falls, this applies to the largest Comore Loma estate builds on 5–7-acre lots with full custom construction, rare Snake River riverfront properties with significant improvements, and Yellowstone-adjacent Swan Valley or Island Park properties where land value and improvement costs combine above $2 million. These are uncommon transactions in Bonneville County — but they serve a specific buyer who has deep roots in eastern Idaho and specific reasons for building at this scale.
Yes. Federal Thrift Savings Plan balances — whether held in the TSP or rolled into an IRA upon separation from federal service — are treated as liquid assets under asset-depletion programs. After retirement or separation, an INL scientist can convert their TSP balance into qualifying monthly income using a standard asset-depletion formula. A retiree with a $2.5 million TSP rollover can qualify for a Super-Jumbo loan on asset depletion alone, without requiring ongoing W-2 income.
Yes. Properties in Swan Valley, Island Park, and the Teton Valley within 90 minutes of Idaho Falls can be financed with Super-Jumbo programs when the loan amount exceeds $2 million. These are often treated as second-home or primary residence purchases depending on the borrower's use and occupancy intent. The appraisal process for these properties requires lender experience with remote-location rural properties and Yellowstone-adjacent market conditions — a non-standard appraisal environment that most lenders without Mountain West experience have not encountered.
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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