Build your custom home with a single-close construction-to-permanent loan. Lock your rate before the foundation is poured, make interest-only payments during the build, and convert to permanent financing automatically. No second closing, no second set of fees.
A construction loan finances the building of a new home from the ground up. Unlike a standard mortgage where you're buying an existing property, a construction loan disburses funds in stages as the home is built, then converts to a permanent mortgage once construction is complete.
The challenge with construction financing is that most lenders treat it as two separate transactions: a short-term construction loan, then a permanent mortgage at completion. That means two closings, two sets of fees, two appraisals, and the risk that your financial situation or interest rates change between the two events. A one-time close loan eliminates all of that.
I built my lending practice around the construction process specifically because it's where most lenders fall short. Construction timelines don't fit neatly into standard mortgage workflows, and the nuances of draw schedules, builder approvals, and "subject to completion" appraisals require a lender who handles these loans regularly. This is what I do every day.
Here's how the construction loan process works from your first call to moving in.
We discuss your build plans, budget, timeline, and financial picture. I'll pre-approve you so you can confidently commit to a builder, purchase a lot, or finalize plans knowing exactly what you can finance. If you already have a builder, I'll start the builder approval process in parallel.
Your builder submits their license, insurance, financials, and track record for lender approval. This is a one-time process. You provide construction plans, a detailed cost breakdown, and the projected build timeline. If you're purchasing a lot separately, we coordinate that as well.
I order a "subject to completion" appraisal based on the plans and specifications for the finished home. The appraised value determines your loan-to-value ratio. The loan goes through full underwriting, and once approved, we schedule the closing.
You close on the loan before construction begins. Your rate is locked, the financing is fully committed, and the builder can start. There's no uncertainty about whether financing will be there at the end.
As the builder completes milestones (site prep, foundation, framing, mechanicals, finishes, final), a third-party construction management company inspects the work and authorizes fund disbursements. You make interest-only payments on the amount that's been drawn. I coordinate to keep the process moving so your builder's subs get paid on schedule.
Once the CO is issued, the loan automatically converts to permanent financing. No second closing, no re-qualification, no additional appraisal. Your principal and interest payments begin, and you move in.
Whether you're building a starter home or a custom estate, the right construction loan program depends on your project scope, financial profile, and the type of property.
The most common option for qualified buyers. As low as 5% down, fixed rate options from 15 to 30 years, and competitive pricing. Works for builds up to the conforming loan limit of $832,750 in most Idaho counties. Strong credit and stable income required.
For custom builds exceeding the conforming limit. Single-close jumbo construction loans are available with 10-20% down depending on the total project cost. Ideal for luxury custom homes in Eagle's foothills, lakefront properties, and high-end builds throughout the Treasure Valley.
FHA construction loans allow as little as 3.5% down with credit scores starting at 580. A strong option for first-time builders or buyers with less available for a down payment. FHA mortgage insurance applies, but the low entry point makes construction accessible to more buyers.
Eligible veterans and active-duty service members can build a new home with zero down payment using a VA construction loan. No mortgage insurance, competitive rates, and the same one-time close structure. If you've served, this is one of the most powerful homebuilding tools available.
Draw schedules, inspection timelines, CO requirements. I understand how construction actually works, which means fewer surprises and smoother coordination between you, your builder, and the financing.
I work with custom builders and developers across the Treasure Valley. Many are already approved in my system, which means a faster start for your project. If your builder is new to me, the approval process is straightforward.
Construction timelines are long. I help you navigate extended rate lock options and float-down provisions so you're protected against rate volatility during a 6-12 month build without overpaying for the protection.
High-value custom builds have an added layer of complexity. I handle jumbo construction loans regularly and know which investors are comfortable with large loan amounts, custom specifications, and unique properties.
Change orders, timeline delays, appraisal challenges in thin-comp markets. Construction loans have more variables than standard purchases. I anticipate issues and resolve them before they become deal-breakers.
You and your builder have my cell. When a draw needs to move or an inspection is scheduled, you're talking to me directly. No handoffs, no call centers, no waiting for callbacks.
Whether it's a custom home in Eagle, a new build in Star, or a spec purchase in Meridian, the financing starts with a conversation.