BUILD YOUR IDAHO DREAM HOME
Residential real-estate construction and lot loans for Idaho homebuyers—not consumer credit-builder loans. Explore the structure, planning questions, and program fit before you build.
EVERY STAGE OF YOUR BUILD
From securing your lot to converting your construction loan to a permanent mortgage, we structure financing around your project — not the other way around.
Construction-to-Permanent
Combine construction and permanent financing in one closing. Lock your rate before you break ground — no scrambling to refinance when the build is done.
- Up to 95% LTV through $1 million for qualifying primary-residence purchase/no-cash-out projects
- 90% to $1.5 million; 80% to $3 million, subject to current eligibility
- 5% cost-to-build reserve requirement above 80% LTV
- Loans up to $3 million
- 12-month construction period with extensions available
- Interest-only during build
- Loan Balance Modification available at conversion
- Rate Float Down Modification available at conversion
Lot Purchase Loan
Buy the land today, build with us later. Our lot loan program lets you secure your preferred parcel while you finalize plans and prepare for construction.
- Up to 80% LTV for eligible primary or second homes
- Up to 10-acre properties (improved or unimproved)
- 15-year fixed rate with up to 20-year amortization
- Seller can pay up to 6% concessions
- Eligible for rate discounts
Physician Construction
Eligible owner-occupied physician construction may provide up to 100% financing to $1 million, with lower LTV tiers at higher loan amounts and no PMI under the program.
- Up to 100% financing to $1 million for eligible borrowers
- 95% LTV to $1.5 million; 90% LTV to $3 million
- No PMI under the physician construction program
- Employment contract accepted
- Student loan DTI treated favorably
- MD, DO, DDS, OD, DP, PDM, PharmD eligible
Renovation Financing
Finance an eligible purchase or no-cash-out refinance with qualifying improvements included in the loan. Light and major renovation paths have different project limits, timelines, and reserve requirements. Projects involving demolition, major structural reconstruction, or rebuilding may need construction-to-permanent planning.
- Light renovation: up to 10% of property value (15% in eligible Duty-to-Serve areas); 150-day completion
- Major renovation: up to 75% of property value; 420-day completion
- For eligible improvements to an existing, financeable home
- Purchase or refinance + renovation in one loan
- Gut remodel, demolition, and rebuild scopes may need construction planning
Pole Barn / Barndominium
Eligible barndominium and pole-barn home financing is limited to 80% LTV maximum. It follows a separate property-eligibility path from standard construction financing.
- Up to 80% LTV, subject to the current conforming loan limit
- 680 minimum credit score
- 50%+ of home must be livable space
- No commercial space permitted
- Poured concrete foundation footers required
- Well and septic accepted
Owner-Builder Construction Loan
Case-by-case review for qualified, experienced building professionals. This is not consumer DIY or speculative-build financing.
- Reserved for qualified, experienced building professionals
- Owner-occupancy only
- No spec or resale-focused projects
- Flexible draw administration
- More control over cost, quality, and timing
- Ideal for professionals building their own home
PLAN FOR IDAHO
Idaho build planning varies by property and project. Acreage, utilities, access, site conditions, builder documentation, appraisal support, and construction timing can affect the financing conversation. Explore planning considerations for major Idaho markets.
FROM LOT
TO KEYS
Construction lending has more moving parts than a standard mortgage. Here is how we help move your project from upfront approval through closing, construction, and into permanent financing.
FULL PROCESS GUIDEWe start by reviewing your project scope, budget, builder, and property details. This helps establish the loan structure, target budget, and approval path before you spend money moving too far down the road.
Before closing, the plans, specifications, budget, and signed builder contract need to come together. These documents help support the appraisal and give underwriting a clear picture of what is being built, by whom, and at what cost.
Once the file is approved and the project documentation is complete, the loan closes as a single-close construction-to-permanent mortgage. That means you close once upfront rather than coming back later for a second loan.
After closing, construction begins and funds are released in stages as work is completed. Draws are tied to progress and verified through inspections, helping keep the project moving while protecting both the borrower and the lender.
When the home is complete, the loan transitions into permanent financing without a second closing. There is no second appraisal, no second loan approval, and added flexibility at conversion, including float-down opportunities when eligible.
Calculate your Idaho project costs, closing requirements, and funds needed to close.
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MORTGAGE BY MATTHEW
For more than two decades, I've helped clients across the Northwest turn real estate goals into results. Construction lending requires a clear understanding of both the financing structure and the build process. My role is to help borrowers organize those moving parts before they get too far into the project.
I work with Liberty Federal Credit Union on eligible construction financing, while personally guiding the planning conversation around the property, budget, builder, and financing structure.
Whether you're buying a lot in Boise, building a mountain retreat in Sun Valley, or managing your own construction in the Treasure Valley — bring your questions. The more context I have, the better I can structure your loan.
LET'S STRUCTURE YOUR LOAN
Construction lending is complex. Your lender shouldn't make it harder. Fill out the form and we'll map out your project, budget, and timeline in one conversation.