Seattle Mortgage Lender

As an independent mortgage broker licensed in Washington, Bayview Residential Brokerage helps Seattle buyers and homeowners shop the whole market instead of a single bank's rate sheet. From condos downtown and in South Lake Union to single-family homes in Ballard and West Seattle, we match each borrower with the lender and program that fits, then handle the loan from pre-approval to closing.

Below is a plain-English guide to buying or refinancing in Seattle in 2026: the market, King County loan limits, the programs available, down payment assistance, and the neighborhoods we serve.

The Seattle housing market in 2026

Seattle has become friendlier to buyers. As of 2026 the median Seattle home price is around $865,000, essentially flat year over year, with more inventory and time on market than during the peak. At this price point most homes fall within King County's high-cost conforming limit of $1,063,750, though higher-priced neighborhoods move into jumbo territory.

Seattle's technology economy keeps demand steady, and many buyers here have equity compensation or complex income. Being matched with a lender that handles that profile and the local price points well is where a broker earns their keep.

Loan programs for Seattle buyers

Conventional loans. The default for buyers with solid credit, with as little as 3% down for qualified first-time buyers.

FHA loans. A lower 3.5% down payment and flexible qualifying, popular with first-time and credit-building buyers. The 2026 FHA limit in King County is $1,063,750 for a single-family home.

VA loans. Eligible veterans and active-duty service members across the Puget Sound region can buy in Seattle with a zero-down VA loan. Zero down payment and no monthly mortgage insurance for those who qualify.

USDA loans. Zero-down financing for eligible rural communities near the area, for buyers within the income limits.

Jumbo loans. Financing above the conforming limit for higher-priced homes. In Seattle this applies to higher-priced neighborhoods and homes above $1,063,750.

Reverse mortgages. For homeowners 62 and older who want to convert equity into cash without a monthly mortgage payment.

Down payment assistance for Seattle buyers

Washington offers help with the down payment through the Washington State Housing Finance Commission (WSHFC). Its Home Advantage program pairs a competitive first mortgage with down payment assistance, and additional House Key programs offer help for eligible buyers, including targeted options for veterans and specific communities. Eligibility depends on income, credit and a homebuyer education seminar. We help Seattle buyers find and coordinate the right program with the loan.

Taxes and the cost of owning in Washington

Washington has no state income tax, which is a meaningful draw for many buyers and can leave more room in the budget for a mortgage. Property taxes are moderate and budget-based, with statutory limits on how quickly local levies can grow, which keeps them relatively predictable. When we prepare your pre-approval, we include realistic tax and insurance estimates so your monthly number is the real one.

Buying across Seattle

Downtown and South Lake Union anchor the condo market near major employers, Ballard, Fremont and West Seattle offer sought-after single-family neighborhoods, and areas in North and Southeast Seattle provide relatively more accessible entry points. Higher-end areas like Queen Anne and Madison Park often reach jumbo territory. We match the loan to the neighborhood and property type.

How the process works with Bayview

1. Pre-approval. We review your income, credit and goals, then issue a pre-approval so you can shop with confidence and make strong offers.

2. Shop and compare. Once you are under contract, we shop your loan across our lender network and bring back the most competitive fit on rate and fees.

3. Underwriting. We manage document collection and work the file through underwriting, keeping you and your agent updated.

4. Closing. Most purchases close in about 30 days from contract. You sign, fund and get the keys.

Refinancing your Seattle home

Already own in Seattle? Refinancing can lower your rate or payment, shorten your term, or let you tap equity through a cash-out refinance for a remodel or to consolidate debt. With how much Washington home values have risen over the past several years, many local homeowners have significant usable equity. We run the numbers both ways and only recommend a refinance if it actually moves you forward.

Seattle mortgage FAQs

What is the 2026 conforming loan limit in Seattle?

Seattle is in King County, a high-cost area, so the 2026 conforming limit is $1,063,750 for a single-family home. Loans above that are jumbo loans.

Can you work with equity compensation or complex income?

Yes. Many Seattle buyers have RSUs or other equity income, and we match you with lenders experienced in underwriting that profile.

Do you offer FHA and VA loans in Seattle?

Yes. FHA and VA loans (2026 King County limit $1,063,750) for eligible borrowers, along with conventional, jumbo and reverse mortgages.

What down payment assistance is available in Seattle?

Washington's WSHFC Home Advantage and House Key programs can help qualified buyers with down payment and closing costs.

Does Washington have a state income tax?

No. Washington has no state income tax, which can leave more room in your budget for a mortgage. Property taxes are moderate and budget-based.

How long does it take to close in Seattle?

Most purchase loans close in about 30 days once you are under contract.

See all mortgage FAQs ›

Nearby cities we serve

Bellevue  ·  Renton  ·  Kent  ·  Everett
All Washington locations ›

Plan your numbers

Affordability calculator  ·  Mortgage calculator  ·  Refinance calculator