Conventional loans with 5–20% down are the most common in mid-priced neighborhoods like Ballard and Capitol Hill. For homes above $1,063,750 — Queen Anne, Magnolia, Laurelhurst — jumbo loans are required. FHA loans are most common in Columbia City, Rainier Valley, and West Seattle’s more affordable pockets.

Not always. The conforming loan limit for King County is $1,063,750. If your loan amount stays below that, a conventional loan works. Many neighborhoods — Ballard, West Seattle, Columbia City, Beacon Hill — still have conventionally financeable homes. Queen Anne, Magnolia, Laurelhurst, and most Eastside neighborhoods routinely require jumbo loans.

Yes. A 2-year history of RSU vesting plus reasonable continuance is typically required. This can significantly increase your qualifying income — especially useful for jumbo loans in high-price neighborhoods. Keith has structured dozens of loans using RSU income for tech employees at Amazon, Microsoft, Google, and Meta.

First-time buyers often find the best entry points in Columbia City, Rainier Beach, Beacon Hill, Bitter Lake, Crown Hill, Lake City, and West Seattle neighborhoods like High Point, South Delridge, and Arbor Heights. These areas offer homes in the $550K–$750K range where FHA and 3–5% conventional programs are most effective.

The most common strategies are cash-out refinancing (to fund ADUs, renovations, or investment property down payments) and rate-and-term refinancing when market rates shift. Neighborhoods like Green Lake, Wallingford, Madrona, and Madison Park have seen significant appreciation, giving long-term owners substantial equity to work with.

Keith’s team delivers fast-track pre-approvals through Fairway’s advanced underwriting system — most clients within 24–48 hours of submitting documents. Closings in 9 business days are possible, which is a real competitive advantage in Seattle’s multi-offer environment. Many clients credit the approval speed as the reason their offer was accepted.