Washington Down Payment Assistance

First-Time Home Buyer Programs & Down Payment Assistance in Washington

First-time home buyer programs across Washington come in three shapes: forgivable second liens, a repayable option that covers closing costs, and a refinance-cost option for an existing FHA loan, with a page for each Washington market Lendmire tracks.

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Current Program Snapshot

Current down payment assistance guidelines, updated from one source.

These figures are read from Lendmire’s centralized down payment assistance standards source and update automatically when the programs change. Every state and city guide in this series reads the same source.

Down Payment Help

Up to 5%

Of the purchase price

Up to this share of the price can come from assistance: the largest option reaches closing costs as well as the down payment, while the smaller options cover the 3.5% FHA minimum.

Forgivable

3.5%

Covers the whole FHA down payment

The FHA minimum down payment is 3.5%, and this option covers all of it with no interest and no monthly payment; it is forgiven after 36 or 60 on-time payments on your first mortgage.

Income Limit

None

On every option offered here

No income limit on any option offered in Washington — one of the biggest advantages of this program. Earn what you earn; the assistance is sized on the price, not on your income.

Credit

640

Credit score to start

The score that opens the forgivable options; the repayable options start a step higher. Two-borrower files may use a blended score on the second-lien options.

Assistance options offered in Washington — how much, what it costs to carry, and the credit it takes
Option	Assistance	What you repay	Credit · mortgage · units
Forgivable second lien — three-year	3.5% of the price	Nothing after 36 on-time mortgage payments	640+ · FHA 203(b), FHA Limited 203(k), HUD-184, USDA · 1–2 units
Forgivable second lien — five-year	3.5% of the price	Nothing after 60 on-time mortgage payments	640+ · FHA 203(b), FHA Limited 203(k), HUD-184, USDA · 1–2 units
Repayable second lien — thirty-year amortization, ten-year balloon	3.5% or 5% of the price	Second lien, 30-year amortization, balloon in year 10	660+ · FHA 203(b), FHA Limited 203(k), HUD-184, USDA · 1–2 units
Closing-cost repayable second lien	3.5% or 5% of the price	Second lien, 30-year amortization, balloon in year 10	660+ · FHA 203(b) · 1–2 units
Refinance-cost second lien (repayable)	1% to 3.5% of the balance	Second lien, repaid	660+ · FHA 203(b) · 1–4 units

Current down payment assistance snapshot · updated September 7, 2026 · five options offered in Washington · no option requires a first-time buyer · no option combines with another assistance program · owner-occupied primary residences only.

Program Notice

The figures on this page are program parameters, not offers: assistance percentages, credit floors, unit limits, and forgiveness periods vary by option and by state, and every file is underwritten individually. The calculator estimates an FHA payment at an editable benchmark rate that is not a quote; no fee or lender is stated or implied. Lendmire brokers these loans through its wholesale network in sixteen licensed states, is never the lender, and is not affiliated with FHA, USDA, HUD, or the federal government. Lendmire, LLC — NMLS #2371349. Equal Housing Opportunity.

Washington Down Payment Assistance Guide

What down payment assistance is — and how the options differ.

First-time home buyer programs are not one program; they are a family of down payment assistance options paired with a government-backed first lien, and the right one for a Washington buyer depends on credit, the first lien, the property, and whether the help needs to reach closing costs.

For the program overview, see Lendmire’s down payment assistance program; for the first lien, the FHA loan program.

01.

Assistance covers the FHA down payment

An FHA purchase asks for a minimum investment from the buyer; the assistance covers it, measured as a percentage of the lesser of price or value, and the largest option carries a further share for closing costs and prepaids.

02.

Three shapes: forgivable, repayable, refinance

For a Washington buyer the choice is about cost to carry. The forgivable options cost nothing if the first lien stays current through the forgiveness period; the repayable option is a second loan with its own disclosure and a balloon, and it reaches closing costs.

03.

Credit floors, mortgage programs, and unit counts

A Washington file is placed by three things — the credit tier, the first-lien program, and the property — and the options table on this page shows the floor, the first liens, and the unit limit for every option offered in Washington.

04.

Eligibility without a first-time-buyer rule

No option requires a first-time buyer, and no option carries an income limit beyond the first lien’s own rules; a Washington buyer who has owned before qualifies on credit, first lien, and property alone.

The Core Calculation

Price × the down payment share = the gap; the assistance option covers the gap

This is the whole test: the price sets the minimum investment, the option covers it, and the larger option leaves room for closing costs. The tool below applies it to your numbers and adds the FHA payment estimate.

Size My Down Payment Call (828) 256-2183

Washington Market Context

Where Washington’s first-time and moderate-income buyers shop — and how the assistance fits.

Across the Washington markets Lendmire tracks, the share of households that rent and the price of a median home tell the story of where assistance files come from.

Statewide figures provide general market context, not an appraisal or an income calculation. Value and income rarely move at the same pace; the market figures below show what a Washington home costs and how many households rent, and the calculator shows what that means for the minimum investment.

8.00MPopulation (Census estimate, 2025)

$564,600Median owner-occupied home value (ACS 2020–2024)

46.6%Households that rent across the WA markets Lendmire tracks

695,696Renter households in the tracked WA markets

Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.

Washington Down Payment Assistance Markets

Where Washington’s renters live — market by market.

From Seattle to Tacoma, these are the Washington markets with the most renter households, each with its own down payment assistance page.

01.

Seattle

In Seattle, about 56% of households rent — near 204,521 renter households — and the metropolitan market there sees a steady flow of assisted first purchases. Census context: median value near $938,600, median household income near $123,860, population near 754K.

Metro market · Down payment assistance in Seattle

Market data: U.S. Census Bureau — Seattle.

02.

Tacoma

In Tacoma, about 44% of households rent — near 41,140 renter households — and the metropolitan market there sees a steady flow of assisted first purchases. Census context: median value near $479,600, median household income near $85,884, population near 223K.

Metro market · Down payment assistance in Tacoma

Market data: U.S. Census Bureau — Tacoma.

03.

Spokane

Roughly 40,121 Spokane households rent, about 41% of the total, which makes it a metropolitan market where down payment assistance closes a great many first purchases. Census context: median value near $363,500, median household income near $70,064, population near 230K.

Metro market · Down payment assistance in Spokane

Market data: U.S. Census Bureau — Spokane.

04.

Vancouver

Vancouver ranks fourth by renter households among Lendmire’s Washington markets — roughly 40,119, about 49% of households — a metropolitan market where the down payment is the hurdle for a large share of would-be buyers. Census context: median value near $462,400, median household income near $81,338, population near 195K.

Metro market · Down payment assistance in Vancouver

Market data: U.S. Census Bureau — Vancouver.

05.

Bellevue

In Bellevue, about 48% of households rent — near 29,743 renter households — and the metropolitan market there sees a steady flow of assisted first purchases. Census context: median value near $1,340,300, median household income near $165,576, population near 152K.

Metro market · Down payment assistance in Bellevue

Market data: U.S. Census Bureau — Bellevue.

06.

Bellingham

Bellingham ranks sixth by renter households among Lendmire’s Washington markets — roughly 22,988, about 55% of households — a metropolitan market where the down payment is the hurdle for a large share of would-be buyers. Census context: median value near $627,500, median household income near $66,755, population near 93K.

Metro market · Down payment assistance in Bellingham

Market data: U.S. Census Bureau — Bellingham.

Market rankings describe where renters live, not the strength of any file; every Washington purchase is underwritten on its own first lien, its own credit, and its own option.

How Washington Buyers Use the Program

Four ways Washington buyers put down payment assistance to work.

The same assistance serves several purposes in Washington; four of the most common are below.

First purchase

Buy a first home with the down payment covered

The most common Washington file: an FHA first lien, the assistance covering the minimum investment, and the buyer’s own funds reserved for moving costs and reserves.

Refinance

Cover the costs of an FHA refinance

Owners in Washington with an FHA loan and little cash for a refinance use the refinance-cost option, subject to its own credit floor and the combined-leverage limit it carries.

Government mortgages

Pair the assistance with a USDA or HUD-184 mortgage

In USDA-eligible areas around Washington, the forgivable and repayable options pair with a no-down-payment first lien (the separate closing-cost option is FHA only); HUD-184 first liens pair the same way.

Small multi-unit

Buy a small multi-unit home and live in one unit

House-hacking in Washington pairs with the program when the buyer occupies a unit; the unit count decides which option applies, and the first lien carries the building.

Assistance Sizer

Size the assistance on a Washington price before requesting a quote.

This tool applies the program to a Washington scenario: the price sets the minimum investment, the option and your cash set the down payment, and the FHA loan, mortgage insurance, and payment follow at the benchmark rate shown. Every field is editable; the rate is a market reference, not a quote.

Editable FHA scenario with assistance

Washington FHA payment with assistance

A Washington scenario to start from — adjust the price, the option, your own cash, the term, and the rate to see the assistance and the payment.

Purchase price

Assistance option

Your own cash toward the down payment (% of price)

Term

Rate (%) — editable benchmark

Editable benchmark: 7.28% as of October 1, 2026 · Freddie Mac 30-year average via FRED®. A conventional market reference, not an FHA loan quote.

Property taxes (per year)

Homeowners insurance (per year)

Association dues (per month)

Gross monthly household income (optional)

Other monthly debt payments

—FHA minimum investment on this price.

—Annual mortgage insurance rate applied, and for how long.

Illustrative starting assumptions: a $565,000 price near Washington’s median owner-occupied home value, the strongest assistance option offered in Washington applied against the FHA minimum investment, a thirty-year term at the current Freddie Mac benchmark, property taxes and insurance estimated for Washington (U.S. Census Bureau). Every field is editable.

Estimated total monthly housing payment

—

Principal and interest, FHA mortgage insurance, taxes, insurance and dues, on the total loan with the upfront premium financed.

—Total down payment (your cash plus assistance)

—Assistance applied to the down payment

—Assistance left toward closing costs and prepaids

—Your cash toward the down payment

—Base loan amount

—Upfront mortgage insurance premium, financed

—Total loan amount

—Principal and interest

—Monthly FHA mortgage insurance

—Taxes, insurance and dues

—Housing and total debt ratios (with income entered)

—Where the file lands

See my offer Call 828-256-2183

Illustrative estimate only — not a Loan Estimate, approval, quote, or commitment to lend. The rate field carries the weekly Freddie Mac thirty-year conventional benchmark, a market reference and not an FHA loan quote; your rate is set by the lender at lock. FHA mortgage insurance follows HUD’s published schedule for the term, leverage and loan size entered; taxes, insurance and dues are editable estimates; closing costs are not included; a repayable second lien adds its own payment, which is not shown here. Consumer mortgage lending licensed in sixteen states. Lendmire is not affiliated with or acting on behalf of FHA, USDA, HUD, or the federal government.

Down Payment Assistance vs. the Alternatives

Same buyer, three very different closings.

Down payment assistance is one of the ways a Washington buyer covers the minimum investment; each has a different cost after closing.

Structure Comparison

Assistance on an FHA loan, your own down payment, or assistance on a USDA or HUD-184 loan.

FHA with down payment assistance

The structure for a Washington buyer who qualifies for the payment but not the cash to close — the help is sized on the price and the option decides what, if anything, is owed afterward.

FHA with your own minimum investment

For a Washington buyer with the cash in hand, the plain FHA purchase is the cleaner file; the assistance exists for the buyer who does not have it yet. For the first lien itself, see Lendmire’s FHA loan program.

USDA or HUD-184 with assistance

On a USDA or HUD-184 first lien in Washington the assistance is forgivable or the ten-year repayable kind; the separate closing-cost option is FHA only. For the USDA first lien, see the USDA loan program.

Where each one fits

Assistance fits the buyer short of cash to close; the plain purchase fits the buyer with savings; the USDA and HUD-184 pairing fits eligible properties and borrowers — Lendmire places the Washington file where it reads best.

Typical File Components

What to prepare for a Washington scenario review.

A typical starting file for a first purchase with assistance.

Mortgage programFHA, USDA, or HUD-184 — with the county loan limit checked against the price, since only the repayable options carry a high-balance first lien.

Seasoned fundsAny gift funds or personal savings used alongside the assistance, documented in the way the first lien requires those funds to be.

Assets and reservesStatements showing the buyer’s own funds for anything the assistance does not cover, plus any reserves the first lien itself requires.

Credit reportA tri-merge report with a score for every borrower; the option’s floor and the first lien’s rules both apply, and a blended score may apply on the second-lien options.

Eligibility categoryProof of occupancy intent and the signed assistance application; the options offered in Washington set no eligibility category to prove.

Assistance (second-lien) disclosuresOn the forgivable and repayable options, the second lien is a separate loan with its own number and disclosures; the repayable option carries a balloon disclosure.

This is a general preparation guide, not a universal checklist. The selected lender may request additional information based on the mortgage, the assistance option, the property, and the eligibility category. Nothing here is legal or tax advice.

Washington File Considerations

Local details that can change the loan.

The assistance is the easy part; the rules around it are where Washington files stall. These are the ones that most often change a file’s shape.

Before You Move Forward

Use these checks to keep the Washington file clean and fundable.

The checks below keep a Washington assistance file on track, and each one comes from the option’s own terms rather than from a lender’s preference.

Know the option: confirm the option is offered in the state.
Understand the clock: expect no resubordination and no additional liens.
Match the first lien: confirm the first-lien program for the property.

The option decides what you owe afterward

A forgivable second lien costs nothing if the first lien stays current through the forgiveness period; a repayable second lien is a loan with a balloon, and it reaches closing costs. A Washington buyer chooses by cost to carry first and by amount second.

ii.

The forgiveness clock on the forgivable options

The clock starts at closing and runs with the first lien’s payments; a Washington buyer who plans to sell or refinance inside the period should expect the second lien to be paid at that point, since it is not resubordinated.

iii.

The mortgage and the county loan limit

A Washington buyer near the county loan limit should settle the first lien’s size first; a high-balance first lien narrows the options to the repayable ones, and the choice of USDA or HUD-184 narrows them further.

iv.

Property type and unit count select the option

The property itself can move a Washington file: a fourplex, a single-width manufactured home, or an unapproved condominium project each changes which option can attach, so the address is read before the option is promised.

Escrow holdbacks for minor repairs

A Washington home with a small repair list does not have to wait for the work before closing; the escrow holdback carries it, within the program’s cap and timeline, with an inspection when the work is done.

A Clear Process

From a Washington pre-approval to keys with the assistance in place.

The path from a Washington pre-approval to keys with the assistance in place runs through the option first and the paperwork second.

Pick the option

Every Washington file starts with the option and the first lien; the homebuyer education course and the property rules are then settled around them, in that order.

ii.

Get the mortgage approved

Lendmire packages the Washington file for the first lien first, because the assistance follows its approval; the option’s floor and the first lien’s rules both have to clear.

iii.

Clear the property

The appraisal, the condominium approval where one applies, the manufactured-home title, and the county loan limit are settled; small repairs go into an escrow holdback where the option allows it.

iv.

Close both loans together

The Washington closing carries both instruments: the first lien and the assistance, each documented on its own and closed together, with the education certificate in the file where it applies.

Why Lendmire

A brokerage that pairs the assistance to the loan.

Lendmire built its consumer practice around the buyers these programs exist for, which is why the options, the categories, and the property rules are familiar ground rather than surprises.

The option, matched to the buyer

Lendmire reads the options offered in Washington against a Washington buyer’s credit, first lien, property, and category before anything is ordered, and names the fit by cost to carry.

ii.

The mortgage, matched to the property

A Washington file is matched to the first-lien program that carries the property — FHA everywhere, USDA or HUD-184 where they fit — and the assistance option follows that choice.

iii.

The right wholesale program

A Washington file is matched to the wholesale program whose option fits the buyer, and Lendmire manages the first lien and the assistance together through closing.

Client Experiences

Trusted by first-time buyers & families alike.

Verified Google Reviews

    
 
 
          Joseph Edwards 
 
 
 
 Trustindex verifies that the original source of the review is Google. Highly recommend, Cori was awesome to work with and had great communication. She was very helpful and got us through everything to close.
  
 
         K Star Real Estate LLC 
 
 
 
 Trustindex verifies that the original source of the review is Google. Cori on the Lendmire team was phenomenal! She was two steps ahead through the entire process of purchasing an investment property.  She was solving problems before anyone knew there could have been a problem.  Great communication,  great availability,  all around a great person to work with.  She is the reason our deal closed.  We look forward to working with her again in the very near future!
  
 
         Tristen Mosley 
 
 
 
 Trustindex verifies that the original source of the review is Google. Alayna Pack is very knowledgeable, helpful, communicative, and transparent. Highly recommend.
  
 
         J Mills 
 
 
 
 Trustindex verifies that the original source of the review is Google. Leigh is absolutely the best! Professional yet personable, diligent, and incredibly responsive. She was with us throughout the process and helped us secure a competitive rate. Leigh went above and beyond to make sure all of our questions were answered, and offered deep explanations for questions that arose. We felt supported through the entire process and trust her expertise completely. 5 stars!
  
 
         Tyjuana Atkinson 
 
 
 
 Trustindex verifies that the original source of the review is Google. Awesome experience!!!!!!! Leigh had our best interest at heart from beginning to the end.
  
 
         Anna Hernandez 
 
 
 
 Trustindex verifies that the original source of the review is Google. Curt Galbraith was a Great Loan Originator and goes above and beyond for his clients, working with him on this transaction was so easy. I would recommend him for any Buyers looking to Buyer or Refinance. Great Service all around
  
 
         RustynKelli Shelton 
 
 
 
 Trustindex verifies that the original source of the review is Google. Brenda is absolutely one of the most professional hardworking lenders we have ever dealt with; she’s helped clients of ours and now us personally. Her communication is top notch, you never feel like you’re forgotten or left to figure things out on your own, great to answer questions and explain each step. Definitely recommend Brenda to walk along beside you in your purchase process!
  
 
         Isaac Alonzo 
 
 
 
 Trustindex verifies that the original source of the review is Google. As a first time home buyer Curt Galbraith was a wonderful man, he explained everything i had questions about and took time out of his day to meet up late at nights after my night shift, to explain things to me .Over all  Curt was really helpful all through closing and always there when you needed him. Thank you so much Curt for helping me through out the whole process.
  
 
         Jason Fleck 
 
 
 
 Trustindex verifies that the original source of the review is Google. Brenda, Samantha and the Lendmire team were absolutely fantastic to work with. We had to jump through some major hurdles to get this home done, which most lenders would have gave up, they kept pushing to get this home done for us. I would absolutely recommend Brenda and team to anybody. Thank you so much for your commitment, communication, perseverance through the whole process.

Jason & Brooke

Questions Washington Buyers Ask

Washington down payment assistance FAQs

Straight answers for Washington buyers weighing down payment assistance; the mortgage approval and the option’s rules decide every actual figure.

Do I have to be a first-time homebuyer?

No. None of the options requires a first-time buyer; a Washington buyer who has owned before qualifies on credit, first lien, and property alone.

Is there an income limit?

No. The options offered in Washington carry no income limit beyond the first lien’s own rules; a USDA first lien has its own limits, and an FHA or HUD-184 first lien has none.

What first-time home buyer programs are available in Washington?

Assistance measured as a percentage of the price, in shapes that differ by what you owe afterward: nothing if the first lien stays current, or a second loan with a balloon. Credit, the first lien, and the property decide which fits.

Do I have to pay the assistance back?

It depends on the shape a Washington buyer takes: a forgivable second lien costs nothing to carry as long as the first lien stays current through the period and is then released, while a repayable second lien is repaid on a thirty-year amortization with a ten-year balloon; the options table on this page shows what each option costs to carry.

What credit score do I need?

A Washington buyer’s credit tier decides which options are open — the options table on this page shows the floor for every option offered in Washington.

What is the repayable option and when does it make sense?

The repayable second lien covers the minimum investment and closing costs, and it makes sense when the help has to reach closing costs or the first lien is high balance; plan around its balloon and read its disclosures as the loan it is.

What property types are eligible?

A Washington home that the first lien accepts and the option’s property rules allow; the property side is checked before the option is confirmed.

Is there an option for refinancing?

The refinance-cost option covers the costs of an FHA refinance with a repayable second lien, at its own credit floor and combined-leverage limit.

Can I use the assistance on a second home or a rental?

Primary residences only. Investment properties and second homes are outside the program.

Can I combine this with another assistance program?

One option, one first lien, one closing — no combination with other assistance.

Get Started

Bring the Washington price. We will find the option.

Start with the price, the first lien you expect, and your credit tier. No credit pull or commitment is required to request an initial scenario review.

See my offer Size My Down Payment

Continue Exploring

This guide covers Washington — for the program overview and the options, see Lendmire’s down payment assistance program.

All Washington city guides (42): Anacortes · Auburn · Bellevue · Bellingham · Bothell · Bremerton · Burien · Chelan · East Wenatchee · Everett · Federal Way · Friday Harbor · Kelso · Kennewick · Kent · Kirkland · Lacey · Lakewood · Leavenworth · Longview · Marysville · Mount Vernon · Ocean Shores · Olympia · Pasco · Port Angeles · Port Orchard · Redmond · Renton · Richland · Sammamish · Seattle · Shoreline · Silverdale · Spokane · Spokane Valley · Tacoma · Tumwater · Vancouver · Walla Walla · Wenatchee · Yakima

Related programs: FHA Loans · USDA Loans · FHA 203(k) Rehab Loans