Washington mortgages and home buyers, 2025
Incomes, down payments, rates, loan costs, denials and lenders across Washington's 39 counties, from official HMDA records.
HMDA 2025 data released June 23, 2026
In 2025, lenders reported 68,076 home-purchase mortgages for owner-occupied, single-family homes in Washington. The median buyer borrowed $495,000 on a home valued at $605,000 and reported a household income of $148,000.
Buyers financed a median 84.6% of the home's value (roughly 15.4% down), paid a median 6.625% on 30-year fixed conventional loans and faced median conventional loan costs of $6,530.
Lenders denied 5.9% of completed home-purchase applications.
Key facts
- Home buyers' median income ($148,000) is 28% higher than the U.S. median ($116,000).
- Median conventional loan costs ($6,530) were 17% higher than the U.S. median ($5,570).
- FHA loans made up 14.4% of purchase mortgages, versus 21.1% nationally.
- 48.6% of buyers put at least 20% down (financed 80% or less), compared with 38.5% nationally.
- The most common age bracket among borrowers was 25–34 (33.4% of purchase loans).
- 43.0% of purchase mortgages had a single borrower with no co-applicant.
- The most-cited reason for denial was debt-to-income ratio (40.7% of denials with a stated reason).
Conforming limits in Washington range from $832,750 to $1,063,750 for a one-unit home in 2026. See every Washington county's 2026 FHA and conforming loan limits.
Washington counties compared
Click a column to sort. Medians shown with at least 30 loans.
| County | Purchase loans | Median loan | Buyer income | Down payment | 30-yr rate | Loan costs | Denial rate | FHA limit |
|---|---|---|---|---|---|---|---|---|
| Adams County | 107 | $325,000 | $89,000 | 3.9% | 6.500% | $6,650 | 5.9% | $541,287 |
| Asotin County | 193 | $295,000 | $89,000 | 9.9% | 6.625% | $5,420 | 5.5% | $541,287 |
| Benton County | 2,348 | $395,000 | $123,000 | 5.3% | 6.500% | $7,590 | 3.6% | $541,287 |
| Chelan County | 604 | $435,000 | $133,000 | 19.2% | 6.625% | $7,670 | 7.0% | $586,500 |
| Clallam County | 633 | $385,000 | $120,000 | 20.0% | 6.625% | $5,960 | 5.9% | $541,287 |
| Clark County | 5,193 | $465,000 | $140,000 | 15.0% | 6.625% | $5,780 | 5.5% | $701,500 |
| Columbia County | 37 | $255,000 | $79,000 | 3.5% | — | — | 5.0% | $541,287 |
| Cowlitz County | 1,135 | $375,000 | $110,000 | 5.0% | 6.625% | $6,830 | 5.3% | $541,287 |
| Douglas County | 382 | $435,000 | $126,000 | 10.0% | 6.625% | $8,460 | 6.4% | $586,500 |
| Ferry County | 23 | — | — | — | — | — | — | $541,287 |
| Franklin County | 862 | $395,000 | $111,000 | 5.0% | 6.500% | $7,610 | 5.5% | $541,287 |
| Garfield County | 25 | — | — | — | — | — | 22.9% | $541,287 |
| Grant County | 809 | $345,000 | $104,000 | 5.0% | 6.625% | $7,860 | 7.6% | $541,287 |
| Grays Harbor County | 690 | $325,000 | $101,000 | 5.0% | 6.625% | $6,340 | 6.5% | $541,287 |
| Island County | 857 | $505,000 | $140,000 | 14.3% | 6.625% | $6,190 | 6.0% | $671,600 |
| Jefferson County | 244 | $485,000 | $142,000 | 20.0% | 6.625% | $7,190 | 7.4% | $541,287 |
| King County | 18,147 | $675,000 | $209,000 | 20.0% | 6.625% | $6,440 | 6.0% | $1,063,750 |
| Kitsap County | 2,851 | $485,000 | $139,000 | 10.0% | 6.625% | $6,710 | 5.1% | $616,400 |
| Kittitas County | 507 | $395,000 | $135,000 | 19.6% | 6.625% | $6,540 | 6.3% | $541,287 |
| Klickitat County | 142 | $405,000 | $124,000 | 10.0% | 6.625% | $7,220 | 9.8% | $541,287 |
| Lewis County | 757 | $385,000 | $112,000 | 5.0% | 6.625% | $6,880 | 7.8% | $541,287 |
| Lincoln County | 96 | $255,000 | $101,000 | 5.0% | 6.750% | $5,800 | 10.6% | $541,287 |
| Mason County | 621 | $395,000 | $116,000 | 5.0% | 6.625% | $6,920 | 6.1% | $541,287 |
| Okanogan County | 191 | $295,000 | $95,000 | 5.0% | 6.625% | $6,560 | 8.2% | $541,287 |
| Pacific County | 177 | $305,000 | $99,000 | 10.0% | 6.625% | $5,770 | 9.1% | $541,287 |
| Pend Oreille County | 103 | $365,000 | $111,000 | 5.0% | 6.625% | $8,360 | 11.1% | $541,287 |
| Pierce County | 8,959 | $505,000 | $139,000 | 6.0% | 6.625% | $6,900 | 6.4% | $1,063,750 |
| San Juan County | 86 | $585,000 | $170,000 | 20.5% | 6.750% | $6,270 | 12.6% | $680,800 |
| Skagit County | 1,013 | $505,000 | $143,000 | 14.6% | 6.625% | $6,650 | 7.1% | $621,000 |
| Skamania County | 99 | $485,000 | $151,000 | 20.0% | 6.625% | $6,660 | 4.8% | $701,500 |
| Snohomish County | 7,586 | $615,000 | $172,000 | 20.0% | 6.624% | $6,420 | 5.6% | $1,063,750 |
| Spokane County | 5,297 | $375,000 | $113,000 | 8.5% | 6.625% | $6,370 | 5.8% | $541,287 |
| Stevens County | 278 | $355,000 | $113,000 | 6.9% | 6.625% | $7,360 | 10.4% | $541,287 |
| Thurston County | 2,827 | $465,000 | $133,000 | 10.0% | 6.625% | $6,700 | 5.4% | $586,500 |
| Wahkiakum County | 37 | $335,000 | $109,000 | 5.3% | — | — | 9.1% | $541,287 |
| Walla Walla County | 452 | $355,000 | $118,000 | 10.0% | 6.625% | $6,390 | 4.1% | $541,287 |
| Whatcom County | 1,833 | $485,000 | $142,000 | 20.0% | 6.625% | $6,290 | 5.8% | $664,700 |
| Whitman County | 308 | $355,000 | $115,000 | 10.0% | 6.625% | $5,010 | 7.0% | $579,600 |
| Yakima County | 1,558 | $335,000 | $98,000 | 5.0% | 6.625% | $7,120 | 6.1% | $541,287 |
Who bought homes in Washington
Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.
Values are medians; "middle half" is the 25th to 75th percentile.
Loan type
What the homes were for
All first-lien, closed-end purchase mortgages, including second homes and investors.
Borrower age
Debt-to-income ratio
Monthly debts (including the new payment) as a share of income, as used in underwriting.
What borrowing cost in Washington
Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.
| Measure | Washington | U.S. |
|---|---|---|
| 30-year fixed rate · conventional | 6.625% | 6.625% |
| 30-year fixed rate · FHA | 6.375% | 6.250% |
| 30-year fixed rate · VA | 6.125% | 6.125% |
| 15-year fixed rate · conventional | 5.750% | 5.875% |
| Rate spread vs. APOR · conventional | +0.10 pts | +0.13 pts |
| Total loan costs · conventional | $6,530 | $5,570 |
| Total loan costs · FHA | $15,530 | $11,310 |
| Total loan costs · VA | $9,170 | $6,490 |
| Origination charges (all loan types) | $3,080 | $1,860 |
| Borrowers paying discount points | 60.1% | 51.3% |
| Points paid, when paid (% of loan) | 0.94% | 0.87% |
| Borrowers receiving lender credits | 33.3% | 33.1% |
| Adjustable-rate mortgages | 11.6% | 7.4% |
| Jumbo loans (above conforming limit) | 8.4% | 3.8% |
Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.
Approvals and denials
Washington: 4,433 of 74,494 completed home-purchase applications were denied (5.9%).
Denial rate
| Application | Washington | U.S. |
|---|---|---|
| Home purchase | 5.9% | 8.5% |
| Conventional | 5.5% | 7.1% |
| FHA | 8.1% | 12.5% |
| VA | 5.9% | 8.0% |
| USDA | 14.2% | 12.5% |
| Refinance | 13.8% | 17.9% |
| Cash-out refinance | 29.2% | 33.6% |
Main reason for purchase denials
First reason the lender reported.
Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.
Refinancing in Washington
Top mortgage lenders in Washington
| # | Lender | Loans | Share | Denial rate | 30-yr rate* | Spread* | Costs* |
|---|---|---|---|---|---|---|---|
| 1 | United Wholesale Mortgage (UWM) | 8,843 | 8.9% | 5.6% | 6.624% | +0.14 | $7,610 |
| 2 | Rocket Mortgage, LLC | 6,495 | 6.6% | 9.5% | 6.500% | +0.02 | $5,890 |
| 3 | CMG Mortgage, Inc. | 4,409 | 4.5% | 1.8% | 6.625% | +0.17 | $7,400 |
| 4 | Movement Mortgage, LLC | 4,222 | 4.3% | 2.7% | 6.625% | +0.19 | $7,000 |
| 5 | Guild Mortgage Company | 4,136 | 4.2% | 2.6% | 6.625% | +0.28 | $7,950 |
| 6 | CrossCountry Mortgage, Inc. | 3,951 | 4.0% | 1.8% | 6.825% | +0.34 | $7,700 |
| 7 | Boeing Employees Credit Union | 2,624 | 2.6% | 8.0% | 6.375% | −0.02 | $4,650 |
| 8 | JPMorgan Chase Bank, N.A. | 2,187 | 2.2% | 7.7% | 6.490% | −0.18 | $1,170 |
| 9 | Evergreen Moneysource Mortgage Company | 2,091 | 2.1% | 1.2% | 6.750% | +0.31 | $9,780 |
| 10 | Newrez LLC | 1,875 | 1.9% | 5.0% | 6.625% | +0.23 | $6,770 |
| 11 | Fairway Independent Mortgage Corporation | 1,866 | 1.9% | 3.4% | 6.750% | +0.28 | $6,920 |
| 12 | U.S. Bank, N.A. | 1,835 | 1.8% | 8.9% | 6.500% | −0.13 | $5,810 |
| 13 | Pennymac Loan Services, LLC | 1,798 | 1.8% | 11.6% | 6.598% | +0.05 | $7,690 |
| 14 | American Pacific Mortgage Corporation | 1,645 | 1.7% | 4.9% | 6.750% | +0.33 | $8,230 |
| 15 | Rate | 1,485 | 1.5% | 2.5% | 6.625% | +0.17 | $6,390 |
| 16 | Freedom Mortgage Corporation | 1,429 | 1.4% | 12.3% | — | — | — |
| 17 | Veterans United Home Loans | 1,423 | 1.4% | 6.6% | 6.500% | +0.17 | $2,140 |
| 18 | DHI Mortgage Company, Ltd. | 1,413 | 1.4% | 8.2% | 5.750% | −0.87 | $3,070 |
| 19 | Wells Fargo Bank, N.A. | 1,337 | 1.4% | 9.5% | 6.250% | −0.28 | $6,300 |
| 20 | loanDepot.com, LLC | 1,203 | 1.2% | 9.9% | 6.625% | +0.07 | $6,930 |
| 21 | Bank of America, N.A. | 1,192 | 1.2% | 7.6% | 6.250% | −0.34 | $5,860 |
| 22 | New American Funding | 1,143 | 1.2% | 5.6% | 6.875% | +0.33 | $7,770 |
| 23 | Cornerstone Capital Bank, SSB | 1,110 | 1.1% | 1.0% | 6.625% | +0.20 | $8,260 |
| 24 | 1st Security Bank of Washington | 985 | 1.0% | 2.4% | 6.500% | +0.12 | $8,790 |
| 25 | Navy Federal Credit Union | 910 | 0.9% | 6.2% | 6.500% | −0.05 | $3,660 |
Largest lenders in Washington by 2025 originations. Loans = home-purchase, refinance and cash-out originations (2025); share = share of those loans here; denial rate = home-purchase applications. *Medians for conventional home-purchase loans, shown with at least 20 loans; spread = APR minus the average prime offer rate at rate lock (percentage points); costs = total loan costs (section D).
Metro areas in Washington
- Portland-Vancouver-Hillsboro, OR-WA · 22,417 purchases
- Seattle-Bellevue-Kent, WA · 18,147 purchases
- Tacoma-Lakewood, WA · 8,959 purchases
- Everett, WA · 7,586 purchases
- Spokane-Spokane Valley, WA · 5,575 purchases
- Kennewick-Richland, WA · 3,210 purchases
- Olympia-Lacey-Tumwater, WA · 2,827 purchases
- Bremerton-Silverdale-Port Orchard, WA · 2,851 purchases
- Bellingham, WA · 1,833 purchases
- Yakima, WA · 1,558 purchases
- Longview-Kelso, WA · 1,135 purchases
- Mount Vernon-Anacortes, WA · 1,013 purchases
- Wenatchee-East Wenatchee, WA · 986 purchases
- Lewiston, ID-WA · 555 purchases
- Walla Walla, WA · 452 purchases
Source: FFIEC/CFPB HMDA 2025 public LAR; FHFA and HUD 2026 loan limits. Methodology