Eagle is the Treasure Valley’s luxury standard-bearer — and it has been for years. While Boise and Meridian built market breadth, Eagle built upward. In November 2025, Eagle recorded a median sale price of $1 million for the month — the highest ever recorded — making it the only city in Ada County where the median itself crosses the Jumbo threshold. The median listing price through mid-2025 hovered between $926,000 and $1.1 million. In 2023, the median price for a newly built home in Eagle approached $965,000. Eagle had more than four times more homes built that year than Boise’s two most prestigious neighborhoods combined.
This is not a market where Jumbo financing is a specialty product for unusual transactions. In Eagle, Jumbo financing is the standard for a typical purchase. Two Rivers — Eagle’s most storied luxury address, 245 acres set between the North and South forks of the Boise River with 17 lakes, 41 waterfalls, and custom estates exceeding 8,000 square feet — prices homes in the low seven figures and above. Mace River Ranch, a 192-acre community adjacent to the Boise River with lots up to 3.09 acres, averages new construction around $1.3 million. Banbury Meadows, built around a John Harbottle III-designed 18-hole golf course with waterfront lots, ranges from $600,000 to $1.5 million. Corrente Bello, the Tuscan-inspired estate community in north Eagle, starts in the high $900,000s. Dry Creek Ranch, a 1,400-acre master-planned community north of Eagle at the base of the Boise Foothills, offers everything from foothills homes in the $800,000s to 1-acre estate lots by Boise Hunter Homes priced from the mid-$1,000,000s to $3,000,000.
In 2019, three homes sold above $3 million in the entire Treasure Valley. By 2023 that number had risen to 22, with five at or above $5 million — and Eagle was the address on most of them.
I’m Ryan Lehrman, NMLS #235295. Eagle’s market requires mortgage expertise that most lenders in this region simply don’t maintain. The California executive buying in Mace River Ranch, the Micron engineer moving west of Boise to a Dry Creek Ranch estate, the physician leaving St. Luke’s Boise for a Two Rivers custom home — each of these buyers needs a specialist, not a transaction processor.
Jumbo and Super-Jumbo programs for Eagle's upper-tier market — where the median itself is a Jumbo transaction
RSU and equity income from Boise metro employers (Micron Technology, Albertsons, HP) documented correctly for Eagle purchases
Asset-depletion programs for California and Pacific Northwest relocators arriving with significant equity from prior home sales
Executive compensation underwriting for buyers with complex income structures — partnership distributions, deferred compensation, multi-year bonus history
One-Time Close Construction programs for Dry Creek Ranch estate lots, Mace River Ranch custom builds, and foothills parcels north of Eagle
Physician programs for attendings at St. Luke's and Saint Alphonsus who choose Eagle's school districts and riverfront lifestyle
Super-Jumbo programs for Two Rivers estate purchases, $2M+ Corrente Bello custom builds, and foothills acreage properties
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Ada County’s 2026 conforming limit is $832,750. In Eagle, that threshold is crossed on a majority of purchases in the city’s primary neighborhoods. Two Rivers, Mace River Ranch, Banbury Meadows, and Corrente Bello all price routinely above $832,750. Even Dry Creek Ranch’s entry-level homes start in the mid-$800,000s. Every loan above $832,750 requires Jumbo financing — and in Eagle, that means nearly every loan on a typical single-family home.
Eagle’s upper end extends well beyond $2 million. Custom homes on Two Rivers estate lots, foothills properties north of Eagle with Bogus Basin ski access, and the premium inventory at Dry Creek Ranch’s Estates — on 1-acre lots with RV garages, equestrian access, and foothills views — regularly reach $2 million and above. In 2023, five homes in the Treasure Valley sold at or above $5 million; Eagle addresses dominated that list. Super-Jumbo programs serve buyers financing at these levels with asset-depletion qualifying, interest-only structures, and executive compensation underwriting.
Eagle is 20 minutes from downtown Boise and directly accessible from both St. Luke’s Boise Medical Center and Saint Alphonsus Regional Medical Center via State Street and the Highway 44 corridor. Attending physicians, surgeons, and senior APRNs at both hospital systems routinely choose Eagle for its Eagle School District ratings, its Boise River greenbelt access, and the privacy and lot size that its riverfront communities provide. Physician loans serve these buyers with no PMI, deferred student loan exclusion, and contract-based qualifying — regardless of whether they are new attendings or established physicians trading up from a Boise-side property.
Eagle’s custom build market is one of the most active in the Treasure Valley. Dry Creek Ranch is actively selling estate lots on 1-acre parcels with personal equestrian stable access and organic farm membership. Mace River Ranch offers 218 building lots ranging from 0.25 to 3.09 acres along 2.5 miles of walking paths and nine community lakes. Custom builds on foothills acreage north of Eagle — on Linder Road, Beacon Light Road, and the State Highway 16 corridor — attract buyers who want views of Stack Rock and Bogus Basin alongside privacy and space. One-Time Close Construction financing locks the permanent rate at the start, wraps land and construction into a single closing, and eliminates the rate exposure that two-loan approaches carry through a 9–14 month custom build.
When a city’s median home price crosses $1 million — as Eagle’s did in November 2025 — virtually every transaction with standard financing requires a Jumbo loan. Ada County’s $832,750 conforming limit means a buyer who puts 20% down on a $1 million Eagle home is borrowing $800,000 — just under the Jumbo threshold. A buyer who puts 15% down borrows $850,000 and is firmly in Jumbo territory. A buyer who puts 10% down on a $950,000 home borrows $855,000 — also Jumbo. The point is not academic: in Eagle, the difference between having a Jumbo-fluent lender and a conventional lender is the difference between clean execution and a financing derailment at underwriting.
Eagle’s luxury market is not driven by local Eagle income earners. It is driven by buyers who came to the Treasure Valley from California, Washington, Oregon, and the greater Pacific Northwest — and who chose Eagle specifically over Boise and Meridian because of the Boise River access, the lot sizes, the school district, the community character, and the fact that multi-million dollar homes here carry Idaho property tax treatment rather than California’s Prop 13 adjusted reassessment or Washington’s levy-based system. These buyers arrive with complex financial profiles: equity from a Pacific Coast home sale, stock positions from tech company employment, business sale proceeds, or pension and retirement distributions. The right mortgage program is almost never a standard W-2 conventional loan.
The Eagle School District — which consistently ranks among Idaho’s top public school systems — is explicitly cited by a significant percentage of Eagle buyers as a primary decision factor. Families who relocate to the Treasure Valley and are weighing Eagle versus Meridian, Star, or Boise frequently settle in Eagle specifically because of its schools, its community size, and its greenbelt access. This creates a buyer pool of high-income families — executives, physicians, senior engineers — who want both the financing expertise of a Jumbo lender and the school-access certainty of an Eagle address.
Ada County's 2026 conforming limit is $832,750. In Eagle, where the median sale price hit $1 million in November 2025 and median list prices hovered around $926,000–$1.1 million through mid-2025, the majority of single-family home purchases require a Jumbo loan. Eagle is the only Ada County city where the market median itself is a Jumbo transaction.
Jumbo programs in Eagle accept W-2 income (including remote employment from any state), RSU and equity compensation (with two-year vesting history), bonus income averaged over 24 months, self-employment income (two years of tax returns), asset depletion from investment portfolios, business distributions, and physician employment contract qualifying. The right income documentation approach depends on the specific Jumbo lender and program. Knowing which approach fits your income structure before the offer is submitted is critical in Eagle's market.
Yes. Proceeds from a home sale become verified liquid assets once deposited, and those assets can be used for both down payment and reserves documentation. For buyers who prefer not to rely on future employment income — retirees, semi-retired executives, or buyers making a lifestyle transition — asset-depletion qualifying programs convert verified liquid assets into a monthly income figure for DTI purposes, allowing qualification without a traditional salary.
Yes. Physician Jumbo programs are available for Eagle purchases above the $832,750 conforming limit. A physician purchasing a $1.1 million Two Rivers home or a Mace River Ranch property uses a Physician Jumbo program combining no PMI, deferred student loan exclusion, and contract-based income qualifying with a loan amount above the conforming threshold. Eagle is approximately 20 minutes from St. Luke's Boise and Saint Alphonsus, making it a common physician purchase market.
I’m here to support you every step of the way. If you’re ready to turn your home financing goals into your new reality, let’s work together.
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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