Twin Falls has a new construction story that is easy to overlook from the outside but is understood by anyone who has lived in the Magic Valley for more than a few years. This is a city with agricultural land surrounding it on every side, a canyon that provides one of the most dramatic natural backdrops for residential construction anywhere in Idaho, and a local builder community that has developed specific expertise in what building on the Snake River Plain requires — foundation work on basalt substrates, irrigation integration on acreage parcels, wind exposure on canyon-adjacent lots, and the practical experience of building in a region where weather patterns, soil conditions, and site access look different from Ada County or Kootenai County.
The Residences at Breckenridge — Twin Falls’ newest private gated subdivision, built near the canyon with canyon-view walking trails and access to the Snake River Canyon trail system — is actively delivering new construction from local builders including Eclipse Homes of Idaho and Cody Brehm Construction. Featured in the 2025 Parade of Homes and positioned minutes from St. Luke’s Magic Valley Medical Center, the Perrine Bridge, and downtown Twin Falls, this community represents the current upper tier of what Twin Falls new construction offers buyers who want gated privacy, trail access, and canyon proximity. Elkhorn Estates provides an alternative gated community option on the southwest side of the city with a different neighborhood character and lot configuration. And the broader Twin Falls County acreage market — Snake River Plain parcels, canyon-adjacent lots, rural homesteads — serves buyers who want to build something genuinely custom, with land economics that remain substantially better than Ada County at equivalent distance from a major employment center.
For any of these projects, One-Time Close Construction financing is the correct tool. It locks the permanent mortgage rate before construction begins, wraps land and construction draws into a single loan, and converts to the permanent mortgage automatically at completion — without the refinance risk, duplicate closing costs, or unknown permanent rate that a two-loan construction approach carries.
A One-Time Close Construction Mortgage Loan combines three phases into a single loan with a single closing:
Land Acquisition: If you do not already own the lot, the One-Time Close loan covers the land purchase as part of the initial draw. If you own the lot, its equity counts toward your down payment.
Construction Period: During the build, the lender distributes funds through a draw schedule tied to verified construction milestones. You make interest-only payments on the outstanding construction balance during the build period.
Permanent Mortgage Conversion: When construction is complete and a certificate of occupancy is issued, the loan converts automatically to the permanent mortgage — at the rate locked at the initial closing, before construction began. No refinance, no second application, no second appraisal.
Key Features:
Single closing — one set of closing costs, one title insurance policy, one approval
Rate locked before construction begins — eliminates rate exposure through Twin Falls' typical 9–12 month build timelines
Available for conforming, Jumbo, and (in rare cases) Super-Jumbo loan amounts
Physician One-Time Close available for St. Luke's Magic Valley and Full Circle Health physicians
Builder-agnostic — works with licensed Idaho contractors throughout Twin Falls County
Available for Breckenridge and Elkhorn Estates community builds, canyon-adjacent custom lots, and rural Twin Falls County acreage projects
The primary program for Twin Falls County custom builds where the projected finished value falls within the conforming limit. Covers the majority of Twin Falls construction projects: Residences at Breckenridge and Elkhorn Estates purchases where the finished home value falls within conventional parameters, custom builds on rural Twin Falls County acreage with standard footprints, and new construction in established Twin Falls neighborhoods. This is the right program for most Twin Falls buyers, given the city’s price tier.
For Canyon Rim custom builds, upper-tier Breckenridge or Elkhorn Estates homes, and custom builds on acreage where total project cost — land and construction combined — exceeds $832,750. Canyon Rim custom homes with premium lot positions, generous square footage, and elevated finishes regularly cross the conforming threshold. Jumbo One-Time Close programs extend the construction-to-permanent structure to these loan amounts with flexible income documentation.
Physicians building in the Boulder area — whether on a rare lot within the city or in one of the surrounding communities close to BCH Foothills Hospital or a UCHealth clinic — can access One-Time Close Construction programs carrying physician-specific qualifying accommodations: no PMI, favorable student loan treatment, and employment contract qualifying for those transitioning from residency to attending practice during the build period.
Physicians at St. Luke’s Magic Valley Medical Center, Full Circle Health Magic Valley Rural Residency graduates accepting attending positions, and other Twin Falls area healthcare providers who want to build can access One-Time Close Construction programs with physician-specific terms: employment contract qualifying, deferred student loan exclusion, and no PMI during the construction draw period and after permanent mortgage conversion. Twin Falls’ price tier means a physician building a custom home at Breckenridge or on canyon-adjacent acreage can often stay within conforming program parameters — making physician One-Time Close particularly accessible in this market.
The Residences at Breckenridge
Twin Falls' Newest Gated Community The Residences at Breckenridge is the current standard for upper-tier new construction in Twin Falls. This private gated subdivision, located near the Snake River Canyon with canyon-view walking trails and proximity to the Perrine Bridge and hospital corridor, was represented in the 2025 Twin Falls Parade of Homes with homes built by Eclipse Homes of Idaho and Cody Brehm Construction. Eclipse Homes builds with quartzite and quartz countertops, soaring ceilings, open-concept designs with chef's kitchens, and high-end appliances in a gated, trail-accessed setting. Breckenridge homes represent the upper end of Twin Falls new construction, and some configurations approach or exceed the $832,750 conforming limit — making One-Time Close Construction the right structure for buyers who want to build in this community rather than purchase a spec home.
Elkhorn Estates
Premier Southwest Twin Falls Gated Community Elkhorn Estates is a premier gated subdivision on the southwest side of Twin Falls, providing an alternative upper-tier residential option with different site characteristics and neighborhood character than Breckenridge's canyon-adjacent positioning. Custom builds in Elkhorn Estates combine the privacy of a gated community with Twin Falls' practical access to Blue Lakes Boulevard retail, the hospital corridor, and I-84 access east and west.
Canyon Rim Custom Builds
The Canyon Rim area produces some of Twin Falls' most distinctive custom builds — homes designed specifically to capture the canyon view, with decks cantilevered toward the rim, floor-to-ceiling windows oriented south toward the Snake River, and lot positions that make the canyon a daily feature of residential life rather than a distant landmark. These builds require architects and builders with specific experience on rim-adjacent lots, foundation work on basalt substrates, and structural engineering for the site conditions specific to this location. The results are among the most individually designed homes in southern Idaho, and they frequently cross the $700,000–$900,000 range in finished value on premium lots.
Rural Twin Falls County Acreage Builds
Twin Falls County outside the city limits offers agricultural parcels, small acreage homesites, and rural homesteads on the Snake River Plain at price points that are not available within 45 minutes of Boise. Buyers building custom primary residences on 3–20-acre rural parcels — with shop buildings, irrigation access, and rural utility connections — find that the total project cost in Twin Falls County is substantially more accessible than comparable projects in Ada or Kootenai counties. One-Time Close Construction programs are well-suited for these projects, covering land acquisition and construction in a single closing with the permanent rate locked at the start.
Direct experience with One-Time Close Construction programs for Twin Falls County builds at conforming and Jumbo levels
Residences at Breckenridge and Elkhorn Estates community construction programs
Canyon Rim custom build experience — understanding the specific appraisal, insurance, and structural considerations of canyon-adjacent construction
Physician One-Time Close for Full Circle Health Magic Valley graduates and St. Luke's Magic Valley physicians
Builder-agnostic — works with Eclipse Homes of Idaho, Cody Brehm Construction, and licensed custom GCs throughout Twin Falls County
Rate locked at the initial closing — no rate exposure through Twin Falls' 9–12 month typical build timelines
Licensed in Idaho and multiple states
Ryan Lehrman, NMLS #235295
Borrower Qualification: Standard income, credit, and asset documentation. Physician programs accept employment contracts. Agricultural income and food industry shift differential income accepted with proper documentation. Asset-depletion programs qualify on verified liquid assets.
Builder Requirements: General contractor must be Idaho-licensed and lender-approved. Eclipse Homes, Cody Brehm Construction, and licensed custom GCs throughout Twin Falls County qualify with lender review.
Property and Lot: Builds on lots owned at closing, lots purchased as part of the initial draw (including Breckenridge and Elkhorn community lot purchases), and custom builds on rural Twin Falls County acreage are all eligible. Primary single-family residences in Twin Falls and Twin Falls County.
Loan Amounts: : Standard programs up to $832,750. Jumbo programs from $832,751 into the $2 million range. Super-Jumbo for estate builds above $2 million.
Confidential Consultation — We review your Breckenridge or Elkhorn community lot status, canyon lot target, or rural acreage project, along with your income structure and total build budget, before builder contracts are signed.
Pre-Approval and Loan Sizing — A construction-specific pre-approval is issued, covering both the construction draw amount and the permanent loan terms. For builder community purchases, this confirms to the builder that financing is in place for the specified build scope.
Single Closing — You close once, before construction begins. The permanent rate is locked. Land is acquired or lot equity is established. The construction draw schedule is set with your builder.
Construction Period — Funds are distributed through lender-reviewed draws tied to construction milestones. You make interest-only payments on the outstanding construction balance. We coordinate between you, your builder, and the lender throughout the build.
Certificate of Occupancy and Conversion— When construction is complete and the CO is issued, the loan converts automatically to the permanent mortgage — the rate locked at the start. No refinance, no second application, no additional closing costs.
Twin Falls' custom build timelines run 9–12 months for most projects and longer for canyon-rim or rural acreage builds with more complex site work. Under a two-loan approach, the permanent mortgage rate is unknown until construction ends — and in a rate environment where mortgage pricing has moved 50–75 basis points within a single year, a 10–12 month rate exposure on a $600,000 construction loan carries meaningful financial risk. One-Time Close locks the permanent rate at the initial closing, eliminates duplicate closing costs, and removes the risk of failing to re-qualify for the permanent loan if financial circumstances change during the build.
Yes, with lender review. Canyon Rim lots have specific characteristics — basalt substrate foundation requirements, structural engineering considerations for rim-adjacent positioning, and wildfire interface zone designations in some areas — that affect both the construction budget and the appraisal methodology. We engage lenders who have experience with canyon-adjacent construction in the Twin Falls area and who understand how to structure the loan for site conditions that differ from a standard suburban build.
Yes. Full Circle Health Magic Valley Rural Residency graduates who accept attending positions at St. Luke's Magic Valley, St. Luke's Clinic locations in Twin Falls, or other Twin Falls area practices can use physician One-Time Close Construction programs to build their first attending home. Contract-based qualifying, deferred student loan exclusion, and no PMI apply during the construction period and after permanent conversion. Twin Falls' price tier means that a physician building a custom home in Breckenridge or on rural Twin Falls County acreage can often achieve the full physician One-Time Close program within standard conforming loan amounts — the most accessible intersection of physician program terms and construction financing available in any Idaho market.
Rural Twin Falls County builds — on agricultural parcels, larger acreage homesites, and rural homesteads — involve site conditions that established community builds do not: private well and septic systems or rural utility connections, irrigation integration, agricultural easements, and in some cases county rather than city building permits. These factors affect the construction budget, the construction timeline, and the appraisal methodology. We flag these site-specific factors in the initial consultation so the construction budget and loan structure are built around them from the start — not discovered at the midpoint of the build.
Building your new home in Twin Falls starts here. Let’s talk through your builder, your site, and your timeline.
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.
