King County Home Loans

King County home loans in 2026 work under a $1,063,750 conforming and FHA loan limit, while the county’s median single-family home sold for $920,000 in August. That means most buyers can still use a conventional, FHA, or VA loan, and only higher-priced Eastside and Seattle homes push into jumbo financing.

I have spent more than 25 years closing loans around Puget Sound, and I was born and raised in Seattle. I do not sell, I educate. This page is your starting point for buying in King County: what the market is doing right now, how the loan limits shape your options, what it really costs to buy here, and which of my local guides to read next. If you are focused on the city itself, my Seattle home financing guide goes deeper on Seattle.

King County Housing Market in 2026: What the Numbers Say

The King County market has cooled from last year without falling apart. Prices are a little lower, there are more homes to choose from, and buyers have more time to decide. Here is the August 2026 picture from the Northwest Multiple Listing Service, compared with August 2025.

Figures are from the NWMLS King County area report for August 2026.

Here is what those numbers mean for you. The single-family median dropped about 7% from a year ago, so the typical house costs roughly $70,000 less than it did last summer. Active listings are up about 30%, which works out to a little over four months of supply at the August sales pace. In plain terms, you are less likely to be in a five-offer bidding war on every home, and inspection contingencies are back in many offers.

The county is not one market, though. A condo in Kent and a house in West Bellevue are both “King County,” and they need very different financing. My King County housing market 2026 report breaks prices down by area. That is why the loan limits below matter more here than almost anywhere else in the state.

2026 Loan Limits in King County

King County is part of the Seattle-Tacoma-Bellevue high-cost area, so its loan limits sit well above the national baseline. A conforming loan is one that fits Fannie Mae and Freddie Mac rules and stays at or under these amounts. Anything above the limit is a jumbo loan, which usually asks for more down payment, stronger credit, and more cash in reserve.

Limits are from the FHFA conforming loan limit data and HUD’s FHA limit lookup for 2026. For comparison, the national baseline conforming limit is $832,750; King County buyers get the higher local figure. New limits for 2027 are announced in late November.

Here is how that plays out on real prices, as an illustrative example. On the $920,000 August median house, a 5% down payment leaves a loan of $874,000, comfortably under the limit. You do not cross into jumbo territory until the loan itself goes past $1,063,750. With 20% down, that happens at a price of about $1,330,000. With 10% down, it happens at about $1,182,000. That is why so many Bellevue, Kirkland, Mercer Island, and north Seattle purchases are jumbo loans, while most South King County purchases are not. Every loan is subject to credit approval and a full loan estimate. For more detail, see my answer to what the King County conforming loan limit is in 2026.

Which Home Loan Fits Your Part of King County?

The right loan depends more on where you are buying and how you are paid than on any rule of thumb. Here is how I think about the county’s four main areas.

Seattle: condos, older homes, and a wide price range

Seattle buyers range from a first condo on Capitol Hill to a view home in Magnolia. Condos bring their own approval steps, because the lender reviews the building’s budget, reserves, and owner-occupancy, not just you. Older homes in Ballard, Beacon Hill, and West Seattle sometimes need repairs that affect the appraisal. My Seattle neighborhood mortgage guide breaks the city down neighborhood by neighborhood.

The Eastside: jumbo loans and tech compensation

Bellevue, Kirkland, Redmond, Woodinville, and Mercer Island are where most King County jumbo loans happen. They are also where many buyers are paid partly in restricted stock units (RSUs) from Microsoft, Amazon, and other tech employers. RSUs can often count as qualifying income when there is a vesting history and future vesting is documented, and getting that right can add real buying power. I explain how in how RSUs affect mortgage approval, and my jumbo home loan guide covers down payment and reserve requirements.

North King County: Shoreline, Lake Forest Park, and Bothell

The north end blends established neighborhoods with light rail access at the Shoreline stations. Prices often sit near the conforming limit, so the size of your down payment can decide whether your loan is conforming or jumbo. A conventional loan with 10% to 20% down is common here, and many buyers also compare these cities with south Snohomish County.

South King County: Renton, Kent, Tukwila, and Des Moines

South King County is where many first-time buyers find a single-family home they can afford. FHA loans typically allow 3.5% down with flexible credit guidelines, and Washington’s down payment assistance programs often pair with them. Renton also draws buyers who work at the Boeing Renton plant or commute to the Eastside on I-405.

If you have served, a VA home loan may let you buy anywhere in the county with no down payment and no monthly mortgage insurance. VA disclaimer: A down payment is required if the borrower does not have full VA entitlement or when the loan amount exceeds the VA county limits. VA loans are subject to individual VA entitlement amounts and eligibility, qualifying factors such as income and credit guidelines, and property limits.

Self-employed or buying a rental? Bank statement loans qualify you on deposits instead of tax returns, and DSCR loans qualify an investment property on its rent. Already own a King County home? My refinance guide covers cash-out and rate-and-term options.

What Does It Cost to Buy a Home in King County?

Your down payment is only part of the cash you need. Here are the three costs I walk every King County buyer through before they start touring homes.

Closing costs and prepaids. For planning, I tell buyers to set aside about 2% to 4% of the price on top of the down payment. That covers lender fees, title insurance, escrow, recording, and prepaid items like your first year of homeowners insurance and the starting balance of your escrow account (the account your lender uses to pay property tax and insurance for you). On a $920,000 home, that is roughly $18,400 to $36,800 as an illustrative range. Seller credits and lender credits can bring it down. My guide to closing costs in King County walks through every line and who pays it.

Real estate excise tax. Washington charges a graduated excise tax on every sale: 1.1% on the first tier of the price, 1.28% on the middle tier, and higher rates on the most expensive homes. Most King County cities add a local excise tax, typically 0.5%. By local custom the seller pays it, so it matters most when you are selling one home to buy the next. The state’s tiers adjust on January 1, 2027, per the Washington Department of Revenue. The King County closing costs guide shows the tax worked out at four real price points.

Property taxes. Levy rates vary by city and by voter-approved school and transit levies, so two homes at the same price can carry different tax bills. For a first-pass budget, I use about 0.91% of the purchase price per year, then replace it with the actual figure from the King County Assessor once you have a specific home. On a $920,000 home, that planning estimate is about $8,400 a year, or roughly $700 a month in your escrow payment. My guide to King County property taxes compares 2026 bills city by city. This is not tax advice; talk to a tax professional about your own situation.

You can test all of these numbers with your own price, down payment, and quoted rate in my Seattle mortgage calculator, which uses the same 0.91% planning estimate.

Down Payment Help for King County Buyers

You do not need 20% down to buy in King County. Conventional loans may allow as little as 3% down for qualifying first-time buyers, and several assistance programs can cover part of the rest. These are the ones I see most often, subject to each program's current income limits, price limits, and funding:

• Home Advantage DPA (Washington State Housing Finance Commission): 3% to 5% of the loan amount as a deferred, 0% loan repaid when you sell or refinance. The income cap is $215,000, and you do not have to be a first-time buyer.
• House Key Opportunity DPA: up to $15,000 at 1% simple interest, deferred, for buyers under the program's income limits. The price cap is $725,000, or $775,000 in Target Areas, which fits much of South King County.
• City of Seattle down payment assistance: up to $76,000 for first-time buyers under 80% of area median income, offered through local partner organizations.
• ARCH (East King County): up to $30,000 at 4% simple interest for qualifying buyers in participating Eastside cities.

Most of these programs require a free homebuyer education class first, and each one pairs with specific loan types. My first-time home buyer programs guide explains how to stack them.

How I Help King County Buyers Compete

In a market where sellers compare offers side by side, the strength of your financing is part of your offer. Three things make the biggest difference for my clients.

A pre-approval that has already been checked. I review income, assets, and credit up front, including RSUs, bonuses, and self-employment income, so the letter your agent sends is one a listing agent can trust.

Speed to Close. We confidently close in as few as 9 business days when the file and the appraisal cooperate. A short, reliable closing timeline can win against a higher offer that comes with more uncertainty.

Education first. You will understand your loan estimate, your cash to close, and the trade-offs between programs before you commit to anything. If you are a real estate agent, my page for agents explains how I work with your clients.

Explore King County: City Guides and Local Resources

Each of these guides covers one city's prices, loan programs, and buyer profile. Start with the city you are considering, or read a few to compare.

King County city mortgage guides

• Bellevue Mortgage Guide: downtown condos, West Bellevue jumbo homes, and tech compensation.
• Kirkland Mortgage Guide: lakefront neighborhoods, Juanita, and Totem Lake.
• Redmond Mortgage Guide: Education Hill, Overlake, and the Microsoft campus.
• Woodinville Mortgage Guide: larger lots and wine country.
• Issaquah WA Home Loans: Highlands and Talus condos next to Cougar Mountain jumbo homes.
• Sammamish WA Home Loans: newer move-up homes on the plateau, plus conforming townhomes.
• Mercer Island Home Loans: jumbo down payments, reserves, and the new light rail station.
• Bothell Mortgage Guide: a city split between King and Snohomish counties.
• Shoreline Mortgage Guide: light rail stations and established neighborhoods.
• Renton Mortgage Guide: the Highlands, Fairwood, and quick access to I-405.
• Kent Mortgage Guide: East Hill, the valley, and first-time buyer options.
• Tukwila Mortgage Guide: one of the closest entry points to Seattle.
• Des Moines Mortgage Guide: Puget Sound views at South King prices.
• Burien WA Home Loans: a walkable downtown, Seahurst Park, and the RapidRide H Line to Seattle.
• Federal Way WA Home Loans: King County's most attainable houses, now on the 1 Line light rail.

King County costs, market, and loan guides

• King County Housing Market 2026: Prices by Area
• Closing Costs in King County: Who Pays What in 2026
• King County Property Taxes: A 2026 Owner's Guide
• Seattle Condo Financing: What to Check Before an Offer
• Seattle vs Eastside Homes: Where Your Budget Goes in 2026
• Seattle Bridge Loan Options: How to Buy Before You Sell
• ADU and DADU Financing in Seattle: Buy or Build in 2026
• Homes Near Light Rail on the Eastside: Mercer Island to Redmond

Seattle and Lake Forest Park

• Financing a Home in Seattle
• Seattle Neighborhood Mortgage Guide
• Home Loans in Lake Forest Park, WA
• Seattle Mortgage FAQ

Looking north into Snohomish County

Many King County buyers also shop south Snohomish County, where the same loan limits apply to lower prices. Start with my Snohomish County home loans guide or the side-by-side Snohomish County vs King County comparison.

Frequently Asked Questions: King County Home Loans

Ready to Talk Through King County Home Loans?

King County gives you more choices than almost any county in Washington, from a South King starter home to an Eastside jumbo purchase. The right loan comes from matching your price range, your income, and your timeline, and that is the conversation I enjoy most. Let's connect to talk about your goals.

Keep exploring: Seattle home financing, Bellevue, Renton, Snohomish County home loans, and Keith Akada, Seattle mortgage broker at Fairway Independent Mortgage.