Washington Home Loans
Washington Mortgages from Puget Sound to the Inland Northwest
Washington stretches from rain-soaked Puget Sound suburbs to sunny wheat country east of the Cascades. From Puget Sound to Spokane, The Smith Mortgage Group, Powered by FCM, arranges jumbo, VA, FHA and conventional loans across Washington, with Sterling Smith as your one contact through the last signature.
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Local Expertise, Nationwide Strength
Two Very Different Washingtons, One Lending Partner
The Cascade Range splits Washington into two distinct housing worlds. West of the mountains, the Puget Sound corridor holds major technology employers, busy ports and a large military community, with prices that often require jumbo planning. East of the mountains, Spokane and the farm towns of the Columbia Basin offer more space and lower costs, where FHA, USDA and conventional loans do most of the work. We help buyers on both sides decide which approach suits their budget and goals.
Our branch is in Shelbyville, Tennessee, and FCM's licensing allows us to serve borrowers across Washington without a local storefront. Washington buyers hear back from Sterling Smith inside two business hours, and pre-qualifying involves no hard credit pull. When you are ready, begin a free pre-qualification, or review our step-by-step process timeline to see how a typical loan moves from application to closing. Buyers near a base, relocating for a tech role or settling into a farm town all get the same process: clear disclosures, steady updates and a closing date you can plan around.
Start your Washington pre-approval →Where We Lend
Washington metro areas we serve
- Vancouver Mortgages for Clark County buyers in Vancouver, Camas, Battle Ground and Ridgefield, many of whom commute across the Columbia River to jobs in the Portland area. Vancouver mortgages →
- Tacoma Home loans for Pierce County and the South Sound, including Lakewood and Puyallup, with VA financing for families tied to Joint Base Lewis-McChord and value-minded Seattle commuters. Tacoma mortgages →
- Spokane Financing across the Inland Northwest, from Spokane Valley to Liberty Lake and Cheney, with USDA options on rural edges and VA loans for Fairchild Air Force Base personnel. Spokane mortgages →
- Seattle Jumbo and conventional lending for King County buyers in Seattle, Bellevue, Redmond and Kirkland, where tech compensation and competitive bidding shape almost every purchase decision. Seattle mortgages →
- Olympia Purchase and refinance loans for Thurston County, including Lacey and Tumwater, serving state employees, Evergreen State College staff and households seeking a quieter South Sound pace. Olympia mortgages →
Buying in Washington
Washington Homebuying Considerations
Western Washington's damp climate means inspectors pay close attention to roofs, crawl spaces, drainage and signs of moisture or rot, especially in older homes. The region also has known earthquake risk, and some homeowners choose separate earthquake coverage. Steep lots, landslide-prone slopes and waterfront parcels may need extra review. Build realistic insurance figures into your plan with our affordability calculator so the monthly cost reflects the home you actually want.
East of the Cascades, summers are hotter and drier, and wildfire exposure can affect insurance options on rural and wooded properties. Washington has no state income tax, which draws relocating workers, though buyers should still review property taxes and local fees. With Joint Base Lewis-McChord, Naval Base Kitsap, Fairchild Air Force Base and other installations in the state, VA lending is common. Some Washington buyers can tap state or local help with the down payment, and Sterling Smith will look into whether you qualify.
Loan Programs
Loan Programs That Fit Washington
Jumbo loans for the Puget Sound
In King County and parts of Snohomish County, loan amounts frequently exceed conforming limits. A jumbo mortgage can finance those higher balances, generally with stronger credit and reserves. Our team can show how restricted stock or bonus income may be considered under underwriting guidelines.
VA loans for military families statewide
Washington hosts major Army, Navy and Air Force installations. Joint Base Lewis-McChord personnel and Washington veterans who qualify can usually buy through a VA loan with 0% down and no monthly mortgage insurance, and FCM adds no lender fees to VA financing. Eligibility depends on service and underwriting.
USDA loans in eastern and rural Washington
Small towns from the Palouse to the Okanogan may fit USDA financing, where qualified Washington buyers can purchase with 0% down. USDA limits where the home sits and how much the household earns, so we check every eastern Washington address ahead of your offer. Rural acreage may need extra review.
Answers
Washington mortgage FAQs
Can The Smith Mortgage Group originate mortgages in Washington State?
Yes. The Smith Mortgage Group operates under First Community Mortgage, Inc. (NMLS #629700), and FCM's licensing covers all 50 states, Washington included. Our only branch office is in Shelbyville, Tennessee. We serve Washington buyers remotely, with Sterling Smith (NMLS #1726806) handling your loan directly by phone, text and email.
How do RSUs and bonuses from Seattle-area tech employers count toward qualifying?
For Seattle and Bellevue tech employees, restricted stock units and bonuses may count as income when there is a documented track record and they are likely to continue. Requirements vary by program and underwriting guidelines. Bring your vesting schedule, recent pay stubs and prior-year tax returns, and we will review how your compensation can be counted.
Is earthquake insurance required for a Washington mortgage?
Lenders usually do not insist on earthquake coverage, though plenty of western Washington owners choose to carry it. You will need homeowners insurance, and a home in a mapped flood zone may also need a flood policy. Get quotes for any coverage you plan to carry so your budget reflects the full monthly cost of owning.
What makes financing in eastern Washington different from the Seattle area?
Purchase prices east of the Cascades tend to be more moderate, so more buyers fit within conforming, FHA or USDA programs. Rural properties may have wells, septic systems, outbuildings or acreage that require extra appraisal work. Wildfire exposure can also shape insurance availability, which is worth checking before you commit.
Can I refinance my Washington home to lower my payment?
Possibly. If rates have fallen or your credit has improved, a rate-and-term refinance could lower your Washington payment, while a cash-out refinance draws on equity. VA borrowers may qualify for an IRRRL. Estimate savings with our refinance calculator, then have Sterling Smith verify the figures.
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Related resources
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Get a free, no-obligation consultation with Sterling Smith: clear answers, a side-by-side look at the programs you qualify for, and a plan built around your budget.