Washington State Mortgages, Made Clear. Buying or Refinancing? Let's find the right loan together.
Freddie Mac’s Bulletin 2026-1 brings a meaningful change for buyers and homeowners in the greater Seattle area. Starting with applications dated April 12, 2026, high balance conforming loans are no longer eligible under the Home Possible program. For homebuyers in King, Pierce, and Snohomish counties, this change directly affects your low-down-payment options on higher-priced homes.
Here is what this means, who it affects, and what alternatives remain available. [Read more…]
First-Time Home Buyer Programs: Your Guide to Buying a Home in Washington StateBuying your first home can feel overwhelming—especially in a competitive market like Washington State. Between rising home prices, headlines about interest rates, and confusing mortgage terms, many first-time buyers wonder: Is homeownership even possible right now?
The good news? There are several first-time home buyer programs designed to make buying a home more accessible and affordable—often with low down payments, flexible credit guidelines, and even down payment assistance.
As a mortgage advisor with over 25 years of experience helping first-time buyers, I’m here to break down the most common programs, how they work, and how to decide which one may be right for you. [Read more…]
Low-Down-Payment Programs, Renovation Loans & Down Payment Assistance Options
Buying your first home is one of the most significant financial decisions you’ll make — and one of the most rewarding. A starter home is typically the first step on the path to building real equity, and in Washington State there are more options to get there than most first-time buyers realize.
When I bought my first home, I ended up in a small rambler in Northeast Tacoma — FHA loan, 3.5% down, and a brutal commute to downtown Seattle. But I was so proud to own something. We only lived there about two years before appreciation gave us enough equity to move up to our next home. That’s how starter homes work — and it’s why I believe so strongly in helping first-time buyers get into the market even when it feels out of reach.
Here’s what you need to know about loan programs, down payments, credit, and how to position yourself to compete in today’s market. [Read more…]
One of the most common questions home buyers ask when comparing loan options is whether FHA or conventional financing is the better choice. The honest answer is that it depends on your specific situation — but there are some important factors that often get overlooked, including how your loan choice can affect your offer in a competitive market.
Here’s a practical breakdown of how FHA and conventional compare for buyers in Washington State — including when FHA makes strategic sense and how sellers actually view FHA offers today. [Read more…]
