At the very top of Tacoma’s real estate market sits a tier of properties defined by irreplaceable setting — North End estate homes on the shore of Commencement Bay with unobstructed views of the Olympic Mountains and Mount Rainier, Ruston waterfront properties within steps of Point Defiance Park’s old-growth forest and Puget Sound beaches, and the most significant historic estates in the Proctor District and West End where Tacoma’s residential heritage reaches its finest expression. For these properties, portfolio lending is the only path: no Fannie Mae or Freddie Mac framework applies, each lender underwrites on its own book, and the transaction is built around a complete and individualized view of the borrower’s financial profile.
I work with the portfolio lender relationships and the Pierce County market knowledge needed to serve buyers at this level — with the discretion that high-value South Sound transactions require.
I offer Super-Jumbo mortgage financing — loans of $1.5 million and above — for clients based in West Jordan who are purchasing at the top of the Utah luxury market, wherever that property may be.
Super-Jumbo mortgages typically begin at $3 million. Above this threshold, every deal is portfolio lending — each institution sets its own guidelines, and the right lender match depends on the specific combination of borrower profile and property type. Tacoma’s
super-jumbo tier is concentrated in the waterfront and bay-view properties of the North End and Ruston, where location, lot size, and the rarity of true waterfront inventory on Commencement Bay drive values to levels that no standard program can accommodate. Finding the right portfolio lender for the specific property and borrower profile is the defining work at this tier.
Key Features:
Loan amounts from $3 million and above
Portfolio lending — no Fannie/Freddie constraints
Asset-based and asset depletion income programs
Alternative documentation for self-employed and complex-income borrowers
Primary residences, second homes, and vacation properties
South Sound waterfront and view property experience
Discreet, high-touch service throughout
For North End, Ruston, and Commencement Bay waterfront and premium view properties
Portfolio lenders with experience in Puget Sound waterfront real estate and the specific valuation dynamics of Commencement Bay
Flexible reserve structures for executives, retirees, and asset-rich buyers
Primary and second home programs
Qualifying income calculated from investable assets rather than W-2 earnings
Designed for retirees and high-net-worth buyers whose wealth is held in portfolios rather than current employment income
A primary tool for buyers who have retired from careers in Seattle's tech sector, the Port of Tacoma, or South Sound business leadership
Tailored structures for healthcare system executives, Port of Tacoma leaders, and South Sound business owners with complex income documentation
Documentation structures suited to equity compensation, ownership stakes, and business income
Bridge-to-purchase options for buyers whose prior property has not yet sold
For fully custom waterfront and view builds in North End, Ruston, and on premium Pierce County parcels
Rate locked at origination through the full build window
Single closing, no re-qualification at completion
North End Waterfront and Estate Properties — The North End is Tacoma's most established and prestigious residential district. Its waterfront and first-tier view properties on Commencement Bay represent the apex of Pierce County real estate — homes where the combination of historic provenance, bay exposure, and proximity to Tacoma's best urban amenities creates values that reach the super-jumbo threshold for the most significant estates. Many of these properties have been held by the same families for generations, making even modest turnover a meaningful market event.
Ruston Commencement Bay — Ruston's position as a small, walkable community on Commencement Bay — surrounded by Tacoma on three sides and adjacent to Point Defiance Park — makes it one of the most distinctive residential addresses in the South Sound. True waterfront properties in Ruston are exceptionally rare, and the combination of water access, park adjacency, and community scale supports values that can reach into the super-jumbo tier for the most exceptional holdings.
Proctor District and West End Historic Estates — The finest historic estate properties in the Proctor District and West End — large-lot homes built in the early twentieth century for Tacoma's original timber and merchant families, with views of Puget Sound and Commencement Bay — represent Tacoma's most architecturally significant residential inventory. A small number of the most significant properties in these neighborhoods reach super-jumbo territory for buyers who value the combination of setting, history, and Tacoma's urban proximity.
Direct relationships with portfolio lenders who understand Puget Sound waterfront real estate, Commencement Bay valuation, and Pierce County's distinct upper-tier market
Experience with the buyer profiles most common at Tacoma's super-jumbo tier — healthcare system executives, South Sound business leaders, Seattle-area buyers, and retirees with investment portfolios
Asset depletion and asset-based income programs for buyers whose wealth is in portfolios rather than current employment
Discretion and personalized service throughout the process
Single point of contact from pre-qualification through closing
20+ years of experience — NMLS #235295
Substantial Net Worth — Portfolio lenders evaluate the complete financial picture. Net worth relative to loan size, liquidity, and post-close reserves are all central to underwriting.
Post-Close Reserves — 12 to 24 months of PITI in liquid or near-liquid assets is typical at the $3M+ tier.
Income Documentation — Retired buyers and high-net-worth individuals with investment income benefit significantly from asset depletion programs. Executives use W-2s, bonus documentation, and equity compensation records. Self-employed buyers and business owners use CPA letters, P&L statements, and business bank statements.
Property Approval — Waterfront real estate, bay-view properties, and historic estate homes require lenders experienced with these property types and the specific dynamics of Puget Sound waterfront valuation.
Initial Consultation — A private conversation about your financial profile, target property, and timeline.
Lender Matching — I identify the right portfolio lender from my network based on your profile and property type.
Documentation & Underwriting — Thorough review, guided throughout by a single point of contact.
Appraisal Coordination — Tacoma super-jumbo appraisals — particularly waterfront and bay-view properties — require appraisers with genuine Pierce County market knowledge and experience in limited comparable sales environments.
Closing — Typically 45-60 days for qualified borrowers; varies by property type and lender.
Yes. Asset depletion programs calculate qualifying income from your portfolio value divided over a defined drawdown period — a practical and lender-accepted approach for buyers whose retirement assets are substantial relative to the purchase price. This is one of the most common qualifying structures at Tacoma's super-jumbo tier.
Yes. Portfolio lenders offer second home and vacation property programs at the super-jumbo tier. Reserve requirements and rate structures differ from primary residence programs; I can walk you through the specifics for your scenario.
Yes. Super-Jumbo One-Time Close Construction programs cover custom builds on North End and Ruston waterfront parcels — with rate locked at origination and a single closing before the build begins. These programs accommodate the longer build timelines typical of waterfront custom construction.
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.
Who we are
Our website address is: https://loansbylehrman.com/
Embedded content from other websites
Articles on this site may include embedded content (e.g. videos, images, articles, etc.). Embedded content from other websites behaves in the exact same way as if the visitor has visited the other website.
These websites may collect data about you, use cookies, embed additional third-party tracking, and monitor your interaction with that embedded content, including tracking your interaction with the embedded content if you have an account and are logged in to that website.
SMS Privacy
I respect your privacy. I will not share or use your mobile number for any other purpose. I will only use information you provide to transmit text messages. Nonetheless, I reserve the right at all times to disclose any information as necessary to satisfy any law, regulation or governmental request, to avoid liability, or to protect my rights or property. When you complete forms online or otherwise provide me information in connection with the Service, you agree to provide accurate, complete and true information. You agree not to use a false or misleading name or a name that you are not authorized to use. If I, in my sole discretion, believe that any such information is untrue, inaccurate or incomplete, I may refuse you access to the Service and pursue any appropriate legal remedies.
Analytics tracking
Our website uses analytics tools such as Google Analytics to better understand how visitors interact with our site. These tools collect data through cookies and similar technologies, including information about on-site activity and, in some cases, IP addresses. We use this data to improve user experience, monitor performance, and track conversions. Visitors who prefer not to be tracked can opt out by using the Google Analytics opt-out browser add-on or other available opt-out methods.
