Washington 2026 Loan Limits: King-Snohomish-Pierce High-Balance vs $832,750 Baseline
Updated October 2026
Washington's 39 counties do not share a single mortgage ceiling for every loan program. In 2026, the one-unit baseline conforming limit is $832,750, while King, Snohomish and Pierce have higher conforming ceilings. FHA follows a separate county schedule, and VA financing uses different rules again.
Match the limit to the property
Many Eastern and Central Washington purchases use the $832,750 baseline. In the central Puget Sound counties, high-cost conforming ceilings are around $1,035,000 or higher. Use the exact published county figure before structuring an offer; an approximate regional number is not sufficient for underwriting.
A conventional loan above the national baseline but within the county's applicable ceiling is commonly called high-balance conforming. A loan above that county ceiling generally falls into jumbo territory.
The limit applies to the loan amount, not directly to the purchase price. For example, a $900,000 purchase with a $100,000 down payment produces an $800,000 base loan amount, below the one-unit baseline.
Use FHFA Loan Limits to locate the official 2026 county table. Two-, three- and four-unit properties have different limits; do not apply a one-unit figure to a duplex.
Keep FHA and VA rules separate
The 2026 FHA national floor is $541,287, but higher-cost Washington counties can have higher FHA limits. Check the property county and number of units through HUD FHA Mortgage Limits.
FHA eligibility also depends on underwriting, occupancy and property requirements. A higher county ceiling does not remove mortgage insurance or guarantee approval at the maximum amount.
For eligible VA borrowers with full entitlement, county loan limits do not impose a maximum zero-down loan amount. Income, credit, appraisal and lender requirements still constrain borrowing. Remaining entitlement can make county limits relevant when entitlement is not fully available.
Turn the ceiling into a workable budget
Before comparing quotes, document:
- Property county and number of residential units.
- Purchase price, down payment and requested loan amount.
- Conventional, FHA or VA program selection.
- Applicable 2026 county limit.
- Mortgage insurance, reserves and total monthly payment.
A high-balance loan may price differently from a baseline conforming loan, even within the same county. Jumbo financing can also be competitive, so compare complete estimates rather than assuming one category always costs less.
Review the Washington mortgage options guide and test payments with the monthly payment calculator. Buyers using state assistance should also confirm that the selected first mortgage meets that program's requirements.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
Washington 2026 Loan Limits: King Snohomish Pierce High Balance vs $832,750 Baseline — Compare the 3.5% down option at 580+ FICO with 10% at 500–579, lender overlays, 1.75% upfront MIP and the applicable annual MIP tier.
Historical 2025 one-unit comparison: conforming $806,500; FHA floor $524,225. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.