Washington FHA Loans 2026
Yes, Washington buyers can get an FHA loan with 3.5% down and a 580 credit score, and FHA is often the most accessible path for first-time buyers across the state. King County's high-cost FHA limit runs well above the standard floor.
FHA loans offer Washington homebuyers a path to homeownership with just 3.5% down payment and flexible credit requirements. With loan limits up to $1,063,750 in the Seattle metro, FHA financing works for first-time buyers throughout the Evergreen State.
What are today's FHA loan rates in Washington?
Washington FHA rates update daily and are shown live below. Because FHA is government-backed, its rates stay competitive even for buyers with lower credit scores, and files that don't fit automated approval can still move forward through manual underwriting on tougher FHA files.
Today’s 30-Year Fixed FHA Rate
FHA – Primary Residence
Rate Assumptions
30 year fixed, $300k loan amount, $400k value, purchase, FICO Credit Score 759, Zipcode 95111
APR & Disclosures
The Annual Percentage Rate (APR) shown reflects the cost of credit over the loan term, including applicable fees, and is based on the assumptions above. Your actual rate and APR depend on your credit profile, loan amount, property, occupancy, and other factors. For information purposes only and does not constitute a loan approval or commitment to lend. Rates are subject to change without notice.
What are the FHA loan limits in Washington by county?
FHA loan limits in Washington vary by county. The Seattle-Tacoma-Bellevue metro area (King, Snohomish, Pierce) qualifies for high-cost limits, while Eastern Washington uses standard limits.
| County / Metro Area | 2026 FHA Limit | Classification |
|---|---|---|
King (Seattle) | $1,063,750 | High-Cost |
Snohomish (Everett) | $1,063,750 | High-Cost |
Pierce (Tacoma) | $1,063,750 | High-Cost |
San Juan | $680,800 | High-Cost |
Clark (Vancouver) | $701,500 | High-Cost |
Spokane | $541,287 | Standard |
Thurston (Olympia) | $586,500 | High-Cost |
Kitsap (Bremerton) | $616,400 | High-Cost |
Benton (Tri-Cities) | $541,287 | Standard |
Whatcom (Bellingham) | $664,700 | High-Cost |
Verified as of July 2026 (FHFA/HUD)
Note: FHA loan limits are set by HUD and updated annually. The limits shown are for single-family residences. Higher limits apply for 2-4 unit properties. Learn more about FHA loan requirements →
Why do Washington buyers choose FHA loans?
Washington buyers choose FHA for its low 3.5% down payment, flexible credit standards, and higher debt-to-income allowances, which together open the door for first-time and credit-rebuilding buyers. For those with stronger credit and savings, it is still worth checking when a Washington conventional loan can cost less over time.
Low Down Payment
Just 3.5% down with 580+ credit score. On a $500,000 Seattle-area home, that's only $17,500 down vs. $100,000 for conventional 20%.
Flexible Credit
FHA is more forgiving of past credit issues. Perfect for Seattle tech workers with student loans or anyone rebuilding credit.
Higher DTI Allowed
FHA allows debt-to-income ratios up to 50% with compensating factors, helping Washington buyers with student loans or car payments qualify.
No Income Tax Boost
Washington's no state income tax means more of your paycheck qualifies for your mortgage, increasing buying power by $50K-$100K+.
Gift Funds OK
100% of your down payment can come from family gift funds. Great for first-gen buyers getting help from parents.
WSHFC Compatible
Combine FHA with WSHFC Home Advantage for up to $10,000 in down payment assistance. Stack programs for maximum savings.
What down payment assistance can I combine with an FHA loan in Washington?
These programs can be combined with FHA loans to reduce your out-of-pocket costs
0% deferred second mortgage with no monthly payments. Repay only when you sell, refinance, or pay off first mortgage. Works with FHA loans.
- 620+ credit score required
- Income limits vary by county
- First-time and repeat buyers
Specifically designed to pair with FHA, VA, USDA, or conventional. 0% interest deferred until sale or refinance.
- First-time buyer requirement
- Homebuyer education required
- County income limits apply
City of Seattle program for income-qualified buyers. Substantial assistance for buying within Seattle city limits.
- Income up to 80% AMI
- Can combine with WSHFC
- Seattle properties only
City of Tacoma offers down payment and closing cost assistance for buyers purchasing within city limits.
- Income qualified
- Forgivable after 5 years
- FHA compatible
Washington FHA Loan FAQs
What is the FHA loan limit in King County (Seattle)?
The 2026 FHA loan limit for King County is $1,063,750 for single-family homes. This applies to the entire Seattle-Tacoma-Bellevue metro including Snohomish and Pierce counties.
Can I buy a condo with an FHA loan in Seattle?
Yes, but the condo must be on FHA's approved list or receive "spot approval." Many Seattle condos qualify. We verify approval status before you make an offer.
How much is FHA mortgage insurance in Washington?
FHA MIP includes 1.75% upfront (can be financed) plus 0.55% annually for most loans. On a $500,000 loan, expect ~$230/month in mortgage insurance.
Can I use FHA for a duplex in Washington?
Yes! FHA allows financing for 2-4 unit properties if you live in one unit. The loan limit for a duplex in King County is $1,251,150 for 2026.
Is FHA good for Seattle's expensive market?
FHA works well in Seattle suburbs like Auburn, Kent, and Tacoma where prices are lower. In core Seattle, the $1,063,750 limit may restrict options, but condos and townhomes often qualify.
Does FHA mortgage insurance ever go away?
It depends entirely on your down payment. Under 10% down, it stays for the life of the loan. At 10% or more down, it drops off after 11 years. Unlike conventional PMI, it does not automatically cancel when you reach 20% equity, which is one of the most misunderstood parts of FHA financing.
Is FHA cheaper than conventional?
Not always. FHA gets you in with less money down and more flexible credit, but its mortgage insurance is more expensive long-term and often permanent. For a buyer with good credit and 5% or more saved, conventional frequently wins on total cost. It's worth running both before you decide, and I'll do that for you.
Get Your FHA Quote
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Estimate Your FHA Payment
See your complete FHA payment, including both parts of mortgage insurance, and how your down payment changes the math over time.
Understanding your FHA payment
An FHA payment has a piece conventional and VA loans don't: mortgage insurance, and it comes in two parts. The upfront premium is a one-time charge of a percentage of your loan amount, almost always rolled into the loan rather than paid at closing, which is why the total loan above can exceed your purchase price. The annual premium is charged monthly and appears as its own line in the breakdown.
The 11-year rule, and why your down payment matters more than you'd think
Here's the part that changes the math over time. If you put less than 10% down, FHA mortgage insurance stays on the loan for as long as you have it. It doesn't fall off at 20% equity the way conventional PMI does. If you put 10% or more down, it drops off after 11 years.
That's a meaningful long-term difference, and it's worth modeling both ways above if you have the savings to reach 10%. It also means FHA isn't automatically the cheaper option just because the down payment is lower. For a buyer with solid credit and some savings, a conventional loan with removable PMI often costs less over the years you actually hold the loan, even though it asks for more up front. I run that comparison for every borrower who could qualify either way, because the right answer genuinely differs by situation.
FHA loan limits are set by county
FHA limits vary county by county, and they're lower than conforming limits in most places. If your loan amount exceeds your county's FHA limit, FHA isn't available for that purchase and you'd be looking at conventional or jumbo financing. The calculator flags this automatically when it happens.
What this calculator doesn't include
It covers principal, interest, mortgage insurance, property taxes, homeowners insurance, and HOA dues. It doesn't include title, escrow, appraisal, recording, or prepaid costs, which vary by state and transaction, and it uses the rate you enter rather than one you've been quoted. Use it for the monthly number, then let me run your actual scenario.
From the blog & learning center
FHA Loan Guides & Articles
FHA MIP Refund: Can You Get Your Upfront MIP Back?
Refinance your FHA loan into a new FHA loan within three years and you get part of your upfront MIP back, credited toward the new loan. Here is how it works.
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Buying a House After Bankruptcy: Real Waiting Periods by Loan Type
FHA and VA require 2 years after Chapter 7, USDA 3, conventional 4. Chapter 13 can qualify after 12 months of payments, and one program works during bankruptcy.
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Buying After Foreclosure or Short Sale: The Real Timelines
After foreclosure, VA requires 2 years, FHA and USDA 3, conventional 7. Short sales are shorter, and some paths skip the waiting period entirely.
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Assumable Mortgages: How to Take Over a VA or FHA Loan
An assumable mortgage lets a buyer take over a seller's VA, FHA, or USDA loan and its low rate. Learn the costs, the equity gap, and how to finance it.
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Gift Funds: The Rules for Down Payment Gifts
A family member can give you money for your down payment, and on most loan types the entire down payment can be a gift. The key rules: it has to be a true gift with no repayment expected, it must come from an acceptable source, and it has to be documented with a gift letter and a clear paper trail.
Read moreSeller Concessions: How Much Can the Seller Pay?
A seller concession is when the seller agrees to pay part of your closing costs as a term of the sale. It's a legitimate, common way to reduce your cash to close, and depending on the loan type and your down payment, a seller can contribute anywhere from 2% to 9% of the purchase price toward your costs.
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