Washington State Mortgage Guide
County-by-county mortgage knowledge for Washington homebuyers and investors — loan limits, affordability, and the programs that matter where you're buying.
Educational content only — not a commitment to lend. Loan limits reviewed 2026-10-07. Verify current figures with FHFA and HUD before applying.
Why Washington county loan limits matter
Conforming loan limits set by the Federal Housing Finance Agency (FHFA) determine the line between a conforming loan and a jumbo loan in each county. In Washington's Seattle–Tacoma–Bellevue high-cost area — which includes Pierce, King, and Snohomish counties — those limits are higher than the national baseline, which means more homes qualify for conventional financing before a borrower crosses into jumbo territory.
The limit applies to the loan amount, not the purchase price. A buyer purchasing a $900,000 home with 20% down has a $720,000 loan — well within Pierce County's conforming limit — so the purchase price alone does not make it a jumbo loan.
High-cost area limit (2026)
One-unit conforming limit in Pierce, King & Snohomish counties: $1,063,750 ($1,037,300 in 2025).
National baseline (2026)
One-unit national conforming baseline: $832,750 ($806,500 in 2025). Counties outside the high-cost area use FHFA's county-specific schedules.
NEXA Lending, LLC is a private mortgage lender/broker and is not affiliated with, endorsed by, or acting on behalf of FHFA, HUD, FHA, VA, USDA, Fannie Mae, Freddie Mac, or any government agency.
County mortgage guides
Choose your county for loan limits, local market context, and program guidance.
Pierce County
Pierce County is Peter Irungu's home market — from the neighborhoods of Puyallup and Tacoma to Lakewood, Bonney Lake, and the communities surrounding Joint Base Lewis-McChord. As part of the Seattle–Tacoma–Bellevue high-cost lending area, Pierce County shares elevated conforming loan limits, which means more homes qualify for conventional financing before reaching jumbo territory.
King County
King County shares the same high-cost conforming loan limits as Pierce County. From Seattle and Bellevue to Kent, Auburn, and Federal Way, higher home values mean the elevated limit matters — keeping more purchases within conforming (and therefore typically lower-cost) financing.
Snohomish County
Snohomish County is part of the same Seattle–Tacoma–Bellevue high-cost area, so it shares Pierce and King County's elevated conforming and FHA loan limits. Buyers in Everett, Lynnwood, and Marysville benefit from the higher threshold before financing moves into jumbo territory.
Thurston County
Thurston County — home to Olympia, Lacey, and Tumwater — sits just south of Pierce County and offers buyers a different price profile. Confirm the current FHFA county conforming limit before shopping, as it may differ from the high-cost Seattle area figures.
Clark County
Clark County, anchored by Vancouver, sits in the Portland–Vancouver metro area. Loan limits here are set by FHFA based on that metro's median prices — confirm the current county-specific limit before comparing with the Seattle–Tacoma–Bellevue figures.