Current refinance guidelines, updated from one source.
One guideline source per program feeds every number here, and the page updates when a source does. Read the four cards as the program’s settings, not an offer: how far a conventional refinance may reach as a share of value, where mortgage insurance begins and ends, what an FHA streamline and a VA IRRRL ask of the loan being replaced, and where the credit floor and the ratio ceiling sit.
One-unit principal residence; mortgage insurance above 80%
On a one-unit principal residence, the agencies allow a limited cash-out refinance up to 95% of the appraised value. The limit is 97% where the existing loan is agency-owned and the first-time-buyer program allows it. The new loan pays off the existing first mortgage and a purchase-money second lien, and it finances the closing costs. Only incidental cash returns. Mortgage insurance applies above 80%.
An existing FHA loan, refinanced with a net tangible benefit and a limited credit review
FHA offers two routes. The streamline requires no appraisal, limits the credit review, requires a net tangible benefit, and applies the previous loan’s seasoning and payment rules; the rate-and-term uses an appraisal and a full credit review and reaches 97.75% on a principal residence occupied the previous year. Both carry FHA mortgage insurance on the new loan.
An existing VA loan, no VA appraisal; seasoning of 210 days and six payments
An existing VA loan can be refinanced to a lower rate or from an adjustable to a fixed rate through the IRRRL: a 0.5% funding fee that can be financed and that exempt veterans do not pay, no appraisal required by VA, a net tangible benefit, and seasoning of 210 days and six payments on the loan being replaced. The home may be a primary, second, or investment property where the veteran previously occupied it.
DTI to 50%; jumbo from 660 on its lanes
The credit floor behind these pages is 620 on the wholesale conventional programs, and the automated finding sets the ratio ceiling at 50% with compensating strength in the file. Above the conforming limit the jumbo lanes take over, from a 660 score on the headline lane, to 90% loan-to-value, with loans to $5,000,000 and a ratio ceiling of 50% on the fixed lanes.
| Program | Loan being replaced / occupancy | Maximum LTV | Conditions |
|---|---|---|---|
| Conventional rate-and-term (Fannie Mae / Freddie Mac) | One-unit principal residence | 95% | limited cash-out: the old loan, the closing costs and a purchase-money second roll in, incidental cash only; 97% where the existing loan is agency-owned and the first-time-buyer program allows; mortgage insurance above 80% |
| FHA streamline | Existing FHA-insured loan | No LTV test | appraisal not required; net tangible benefit; limited credit review; the previous loan’s seasoning and payment history apply; FHA mortgage insurance continues |
| FHA rate-and-term | Principal residence (owner-occupied the previous twelve months) | 97.75% | with an appraisal and full credit review; FHA mortgage insurance on the new loan |
| VA IRRRL | Existing VA loan; a home the veteran previously occupied | No LTV test | 0.5% funding fee (financeable; exempt veterans pay none); no VA appraisal; net tangible benefit; seasoning the later of 210 days and six payments |
| Jumbo rate-and-term (wholesale lanes) | Above the conforming limit | 90% | 660+ score on the headline lane, loans to $5,000,000, DTI to 50% on the fixed lanes; reserves and the appraisal count per the lane |
A refinance that returns cash is a cash-out refinance and is covered by the conventional, FHA, VA and jumbo cash-out programs; a line of credit that leaves the first mortgage in place is the HELOC program. Each carries its own leverage and its own rules.
Current refinance snapshot · updated October 3, 2026 · a refinance replaces the whole loan and restarts the term unless a shorter term is chosen · closing costs are paid from the loan or at closing and are recovered only through the monthly saving · conforming limits apply by county and are confirmed by a Lendmire loan officer · Lendmire is a broker licensed in sixteen states for consumer mortgages, never the lender.
Informational only; not a commitment to lend, an approval, or a quote. Every program figure on this page is an agency, HUD, VA, or wholesale overlay parameter read from Lendmire’s guideline sources on the date shown and may change without notice; eligibility, the program, the leverage, and the terms depend on the credit profile, the value, the loan being replaced, the occupancy, the state, and full underwriting. The calculator’s rate is a published weekly average, not a quote. Lendmire LLC, NMLS #2371349, mortgage broker, licensed in sixteen states. Equal Housing Opportunity.
What a rate-and-term refinance is — and how the file is qualified.
This page has four parts on the rate-and-term refinance. First, the new loan and the loan it pays off. Second, the conventional, FHA streamline, VA IRRRL, and jumbo options, and which one the existing loan points to. Third, the benefit test and break-even. Fourth, where a Federal Way owner who wants cash goes next: the cash-out programs.
For the program overview, see Lendmire’s refinance program, or the statewide guide at Refinance in Washington; when the goal is cash, see the cash-out refinance program.
One new loan replaces the old one
Mechanically the file is a payoff and a new note. The lender orders the payoff of the existing first mortgage, adds the closing costs and the prepaid items if the borrower rolls them in, includes a purchase-money second where one exists, and writes a new loan for the total on the chosen term. The homeowner keeps the home and the equity and exchanges the old terms for the new.
Four programs, one question: which applies
The loan already on the home decides the route. A conventional loan, or an FHA loan whose owner wants the premium gone, refinances conventionally, with an appraisal and the leverage in the snapshot. An existing FHA loan that will stay FHA uses the streamline. An existing VA loan uses the IRRRL. A balance above the conforming limit uses the jumbo lanes, whatever the loan was before.
The benefit test and the break-even
A refinance pays when the owner keeps the loan past the break-even and the term reset does not give back the saving in interest. On an FHA streamline or a VA IRRRL the new loan must also deliver a net tangible benefit as the agency defines it, and VA requires the fees and costs to be recouped within its window when the new loan does not exceed the payoff. The Federal Way calculator below runs all three figures.
When the goal is cash, not terms
Paying off a line of credit or a second lien that was not part of the purchase through the new loan makes the file a cash-out under the agency rules even when no cash reaches the borrower, so an owner with a HELOC behind the first mortgage should read the cash-out guide first. The rate-and-term refinance pays off the first mortgage, the costs, and a purchase-money second, and stops there.
Two sets of figures meet in the arithmetic: the program’s, read from the snapshot, and yours, entered below. The saving is the difference between the current principal and interest and the new; the break-even is the costs divided by that saving; the term reset shows up as interest over the new term against the interest still owed on the old loan.
Where Federal Way’s mortgages were written — and what a refinance changes.
Scale, not quotation: the median value says what a typical Federal Way balance sits under, the ownership rate says how many mortgages the market holds, and the median income sizes the ratio a typical payment leaves. The program figures above do not move with any of them.
These are context figures, not underwriting inputs. Ownership and income describe the market; the appraisal and the pay stubs describe the file. The figures below say what is typical for Federal Way, and the calculator says what a particular balance and value produce.
Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.
Distinct Federal Way neighborhoods, distinct refinance questions.
A refinance follows the loan already on the house, and the loans differ by neighborhood: FHA on the starter streets, VA near the base, jumbo on the hill, conventional nearly everywhere. The cards below take Federal Way’s submarkets one at a time.
Thin comparable sales
Fewer comparable sales mean a more careful appraisal and sometimes a lower one. The Federal Way review is run on a cautious value so that a lower number resizes the loan or re-checks the insurance line rather than ending the file, and the streamlines, with no appraisal, are the fallback for an eligible owner. Roughly 19,757 Federal Way households own their homes on the latest Census estimate — 55% of all households, the pool a refinance draws on.
Homes paid off, or close to it
Paid-off homes are common in Federal Way, and the refinance question for them is not this page’s question. With no loan to replace, the instruments are the cash-out refinance and the home equity line, each with its own guide and its own leverage. A rate-and-term refinance needs a loan to rewrite. On a home at Federal Way’s median value, a conventional rate-and-term refinance at the leverage cap allows a new loan up to $525,000 — the existing loan, the closing costs, and a purchase-money second lien are what it may pay off.
Manufactured and unusual homes
Eligibility comes before arithmetic on an unusual Federal Way property. A manufactured home on a permanent foundation with the title retired to real property can refinance on the routes that accept it; a log home, a mixed-use building, or a property with a farming use is reviewed on its own facts. The program decides first, the appraisal second. The median owner-occupied home value in Federal Way runs near $552,800 on the latest Census estimate.
Older homes with long tenure
Long tenure in Federal Way means deep equity and a modest balance, which makes the appraisal and the insurance line irrelevant and the costs decisive. The review runs the break-even honestly, and for a small balance the honest answer is sometimes that the refinance does not pay and a shorter term on the existing loan, by paying extra, serves better. Median household income in Federal Way sits near $86,909 on the latest Census estimate.
Fixing a rate, shortening a term
The two refinances Federal Way owners ask for most have the clearest benefit: an adjustable rate made fixed before its reset, and a term shortened by an owner with equity and a steady income. Streamlines skip the value, while a conventional file still sizes the loan against the appraisal. Either can take whichever path the existing loan allows, and each is weighed against the owner’s current payment. Federal Way is home to about 99K people.
Rentals and duplexes
Small rentals and owner-occupied duplexes in Federal Way refinance rate-and-term at the cap the agencies set for the occupancy, which the loan officer confirms for the file, with the rents counted as the rules allow and a rent schedule in the appraisal. An owner-occupied duplex keeps the rescission period; a pure rental funds without one. About 45% of Federal Way’s households rent — roughly 15,960 renter households on the latest Census estimate.
The rules do not change with the street. Every Federal Way file is checked the same way: the loan being replaced against the program, the new loan against the cap where a value test applies, the costs against the saving, and the borrower against the score and the ratio.
Four reasons Federal Way homeowners rewrite the mortgage.
A mortgage is refinanced for a reason, and the reason picks the program and the term. These are four of the reasons that bring Federal Way homeowners to a rate-and-term refinance most often, with what each one asks of the file.
Get rid of mortgage insurance
An FHA borrower whose home has gained value can refinance into a conventional loan at or below the no-insurance line and leave the premium behind for good; a conventional borrower paying private mortgage insurance can do the same, or can ask the servicer to cancel it at the published line without refinancing at all. The appraisal sets the value, and the value decides which route is open.
Lower the monthly payment
When the goal is a smaller payment, the file is tested on the break-even and on the term reset. Rolling the costs into the loan raises the balance; restarting the term spreads it across more years; the calculator shows what the Federal Way owner actually saves after both. The streamline and the IRRRL test the benefit formally; the conventional refinance leaves it to the arithmetic.
Fix an adjustable rate
An adjustable loan approaching its first reset, or one that has already adjusted, is refinanced into a fixed rate to end the uncertainty. Conventional, FHA streamline, and VA IRRRL all allow the move, and converting an adjustable to a fixed rate is itself a net tangible benefit under VA’s test. The Federal Way file is qualified on the new fixed payment.
Shorten the term
A shorter term is the refinance that costs more each month and less in total. The ratio is tested on the new, higher payment, the appraisal and the cap apply as on any conventional file, and the saving shows up as interest avoided rather than as cash in the budget. The calculator sets the interest over the new term beside what remains on the old loan.
Estimate the new payment and the break-even on a Federal Way home before requesting a quote.
The calculator does the refinance arithmetic for a Federal Way home: current payment from the balance, the current rate and the years remaining; new payment from the new loan, the new term and the benchmark rate; the saving between them; the break-even on the costs; and the interest comparison that prices the term reset. Choose the program to apply its cap, its insurance line, or its fee.
Federal Way refinance savings and break-even estimate
The starting figures are a typical Federal Way value with a balance in proportion and a placeholder for costs. Replace them with yours, and enter the current rate from your statement.
Editable benchmark: 7.28% as of October 1, 2026 · Freddie Mac 30-year average via FRED®. A conventional market reference, not a refinance quote.
Illustrative starting assumptions: a $555,000 home value near Federal Way’s median owner-occupied value, a $388,000 current balance, a current rate and remaining term you enter, closing costs seeded at $8,000 as an editable placeholder (not a fee quote), a thirty-year term at the current Freddie Mac benchmark, and property taxes and insurance estimated for Washington (U.S. Census Bureau). Every field is editable.
Illustrative estimate only — not a Loan Estimate, approval, quote, or commitment to lend. The new rate field carries the weekly Freddie Mac thirty-year conventional benchmark, a market reference and not a refinance quote; a refinance is priced by the lender at lock, and the current rate, the remaining term and the closing costs are figures you enter. The current payment is estimated from the balance, the current rate and the remaining term; the break-even divides the closing costs by the monthly saving and ignores the interest effect of a longer term. On the VA IRRRL the funding fee is added to the loan unless the veteran is exempt. Taxes and insurance are editable estimates. Licensed in sixteen states for consumer mortgages; Lendmire is a broker, never the lender.
Same home, four ways to refinance it.
Which refinance fits depends on the loan being replaced, the balance, and what the owner wants from the new loan. The cards compare the conventional route, the government streamlines, and the jumbo lanes on the same Federal Way questions: the appraisal, the leverage, the insurance, the fee, and the review.
Conventional, streamline, or jumbo.
Conventional is the refinance for most Federal Way homeowners: an appraisal, the agencies’ leverage cap, a full credit and income review, and mortgage insurance only above the published line. It fits a lower payment, a shorter term, an FHA exit, an ARM converted to fixed, or a borrower removed, and it is the only one of the four that applies to any loan being replaced. See the conventional loan program.
Two streamlines for two existing loans. The FHA streamline refinances an FHA loan with no appraisal, a limited credit review, and a net tangible benefit; the premium continues. The VA IRRRL refinances a VA loan with no VA appraisal, a small funding fee unless the veteran is exempt, a benefit test, and seasoning on the old loan. Both trade paperwork for a benefit test and return no cash. See the FHA and VA programs.
For balances above the conforming limit, the jumbo lanes refinance rate-and-term with their own rulebook: the score floor in the snapshot on the headline lane, leverage to the lane’s cap, reserves per the lane, and a second appraisal above the lane’s threshold. The arithmetic is the same as any refinance; the file asks more of the Federal Way borrower’s documents and liquidity. See the jumbo loan program.
Refinance conventionally when the loan is conventional, when an FHA premium should end, or when a borrower must come off the note; use the FHA streamline or the VA IRRRL when the loan is already FHA or VA and the goal is a lower payment or a fixed rate; go to the jumbo lanes when the balance is above the limit. Go to the cash-out guides when the goal is cash.
What to prepare for a Federal Way scenario review.
Most of what a refinance needs is already in a Federal Way homeowner’s files: the mortgage statement, the pay stubs, the insurance declaration, the tax bill. This list says what to gather and why each item matters to the file.
This is a general preparation guide, not a universal checklist. The selected lender may request additional information based on the transaction, the property, the automated finding, and the income picture. Nothing here is legal or tax advice.
Local details that can change the loan.
The program is simple to state and particular in its exceptions. Here are the local and file-level details that most often change a Federal Way refinance between application and closing.
Use these checks to keep the Federal Way file clean and fundable.
The order that saves wasted fees: first the break-even and the term comparison on your own figures, then the program the loan being replaced allows, then the value question, and only then the appraisal and the application.
- Run the break-even: Closing costs divided by the monthly saving is the break-even in months.
- Weigh the reset: Read the interest comparison in the calculator before choosing the term.
- Check the limit: The county conforming limit decides agency or jumbo.
The costs are recovered only through the saving
A refinance that saves a modest amount each month against substantial costs can take years to pay for itself. The rule is simple: if the months to break even exceed the months the owner expects to keep the loan, the refinance does not pay, whatever the new payment looks like. A Lendmire review states the break-even in writing before any fee.
The term starts over unless you choose a shorter one
Resetting the term is the quiet cost of most refinances. The payment falls because the balance is spread across more years, and the interest paid over the life of the loan rises for the same reason. The fix is a shorter new term, which raises the payment back toward the old one and keeps the interest saving; the review runs both versions for the Federal Way owner.
Above the conforming limit the jumbo lanes apply
Jumbo rate-and-term refinances follow the lane: the headline lane’s score floor and loan-to-value cap in the snapshot, reserves per the lane, and a second appraisal above the lane’s threshold. Fixed, adjustable, and interest-only structures exist. The Federal Way review places the loan against the county limit first and chooses the lane second.
The appraisal decides the conventional and jumbo routes
A conventional or jumbo refinance is sized on an appraisal, and the value it reports sets the loan-to-value, the cap, and the insurance line at once. A value below the plan can move a Federal Way file over the insurance line or past the cap, or push it toward a streamline instead. The streamline and the IRRRL skip the appraisal, which is part of their appeal.
The rescission period on a principal residence
Federal law gives the borrower a short window after signing to cancel a refinance of a principal dwelling, so the payoff and the funding wait until it has passed. Second homes and investment property refinances have no such window. A Federal Way loan officer sets the signing date with the window in mind.
From a Federal Way scenario review to a new first payment.
The order matters because the review is free and the appraisal is not. A Lendmire refinance starts with the arithmetic, continues to the application only when the arithmetic works, and orders the appraisal only when the written terms are agreed. Here is the sequence for a Federal Way home.
Scenario review
The review settles the shape of a Federal Way file: which program, which term, whether the saving recovers the costs, whether the term reset gives the saving back, and whether the value supports the plan. The answer is written terms and a break-even figure, or a plain recommendation not to refinance yet.
Application and automated finding
On a conventional or jumbo file the automated finding decides what the underwriter will see: income documents, assets, the appraisal type, and the ratio ceiling. On a streamline or an IRRRL the agency’s limited review applies. The Federal Way owner gathers what the finding asks for and nothing more.
Appraisal and underwriting
Where the program needs a value, the lender orders the appraisal and the number it reports sets the loan-to-value, the cap, and the insurance line; the FHA streamline and the VA IRRRL skip it. Underwriting then verifies the income, the assets, the loan being replaced, and the payoff, and a Federal Way file reviewed on a cautious value usually passes without being resized.
Closing, rescission, and funding
The closing documents are signed, and on a principal residence the rescission period runs before the old loan is paid off and the new one funds. The Federal Way owner’s first payment on the new loan follows the funding date; the old loan’s final interest is in the closing figures, and nothing is skipped or forgiven.
A brokerage that runs the break-even honestly.
Three habits define a Lendmire refinance: the review comes before the application, the recommendation follows the break-even rather than the commission, and the terms are written down before the appraisal. The Federal Way owner decides with the numbers and nothing has been spent.
The break-even, run before anything else
The arithmetic is run on the owner’s own figures before an application exists: the saving, the months to break even, the term reset. When the refinance does not pay, the recommendation is to wait, and that recommendation is given as readily as the other.
Shopped across wholesale programs
Lendmire places the file with the wholesale program that fits it, conventional, FHA, VA, or jumbo, rather than with the one program a single lender sells. A Federal Way refinance is compared on the same numbers across programs before a route is chosen.
Terms in writing, before any fee
Written terms before the appraisal is the rule on every Federal Way refinance Lendmire arranges: the program, the term, the loan, the payment, and the break-even on paper, agreed, and only then the order. The streamlines, with no appraisal to order, settle the whole plan on paper.
Trusted by homeowners & families alike.
Federal Way refinance FAQs
Before you request a Federal Way refinance review, learn when a refinance makes sense, what it costs to get there, which program fits the loan you have, and what to expect from the process.
What is a rate-and-term refinance, and how is it different from a cash-out?
The difference is cash. A rate-and-term refinance can lower the payment, shorten the term, end mortgage insurance, fix an adjustable rate, or change the borrowers, and returns only incidental cash. A cash-out refinance exists to return cash. Paying off a line of credit or a non-purchase-money second through the loan makes the file a cash-out even when the borrower receives nothing.
When does refinancing actually make sense?
It makes sense for a reason you can name: a lower payment that recovers its costs, a shorter term that cuts the interest, an FHA premium that ends, an adjustable rate that becomes fixed, a name that comes off the note. It rarely makes sense for a payment that is only slightly lower, because the costs and the term reset eat the difference. The Federal Way review says which case you are in.
What does a refinance cost to close?
Expect the ordinary set, lender charges, third-party charges, prepaid interest, escrow deposits, title, and recording, plus the VA funding fee on an IRRRL, and expect them on the Loan Estimate rather than here. The costs are not forgiven by rolling them in; they become part of the balance. The break-even is how a Federal Way owner judges whether they are worth paying.
Can I get rid of mortgage insurance by refinancing?
For FHA borrowers, yes, by refinancing conventionally at or below the line; the streamline keeps the premium. For conventional borrowers, often without refinancing, by asking the servicer to cancel at the published line; a refinance helps when rising values would clear the line on a new appraisal before the balance would on its own.
What is an FHA streamline, and who can use it?
Use it when your loan is FHA, you intend to stay FHA, and the new loan passes HUD’s net tangible benefit test. Skip it when the goal is ending the premium, which needs a conventional refinance at or below the insurance line, or when the loan is not FHA at all. A Federal Way loan officer confirms the case details and the payment history first.
What credit score do I need to refinance?
The conventional programs behind these pages begin at the floor in the snapshot, and the automated finding, which weighs the whole file, decides most conventional loans; the jumbo lanes start higher, at the headline figure in the snapshot. The FHA streamline and the VA IRRRL read credit more lightly, with the payment history on the loan being replaced doing most of the work. The score also sets the cost of a conventional loan through the agencies’ adjustments.
Can I pay off a second mortgage or a HELOC with a rate-and-term refinance?
The agencies draw the line at the purchase date. Two loans taken to buy the home can become one through a rate-and-term refinance; a line of credit taken later cannot, however little was drawn. The origin of the lien decides the program, the leverage, and the cost.
What if I want cash out of my home as well?
A refinance that returns cash is a cash-out refinance, with cash-out leverage and cash-out cost. The Federal Way owner who wants both better terms and cash gets both from the cash-out program in one loan; the owner who wants only better terms gets them from this one. The review starts by asking which.
Can I refinance to remove my ex-spouse, or to add someone, to the mortgage?
Yes, and the file is qualified on whoever will carry the loan afterward. A divorce decree, an estate document, or a trust agreement explains the change; the program is the one the existing loan allows; and whether the file stays rate-and-term depends on whether the loan pays anyone out.
Can I refinance an adjustable-rate mortgage into a fixed rate?
Yes, on every route on this page. A conventional refinance converts an adjustable loan to a fixed one with an appraisal and the usual review; an FHA streamline or a VA IRRRL does the same on an existing FHA or VA loan with less paperwork, and VA counts the conversion from adjustable to fixed as a net tangible benefit on its own. The new loan is fixed for its full term, and the payment is known for every month of it.
Lower payment or shorter term in Federal Way: compared on your numbers.
Request the Federal Way review, with your balance, your current rate, and what you want from the new loan, and receive the terms in writing, the break-even on paper, and the appraisal ordered only when you say the plan is worth it.
This guide covers Federal Way — for the statewide guidelines, markets, and scenarios, see Refinance in Washington, part of Lendmire’s refinance program.
Nearby markets in Washington: Auburn · Tacoma · Kent · Burien · Renton · Lakewood · Port Orchard · Seattle
Related programs: Cash-Out Refinance · Conventional Loans · HELOC