Mortgage rates in Washington
30-yr fixed 7.18% · Freddie Mac PMMS, week of Nov 5, 2026 · APR benchmark 7.19% (APOR for locks from Nov 9, 2026) · Last reviewed Oct 18, 2026 by the Editorial Team
The Seattle metro is one of the country’s highest-priced tech markets.
Mortgage rates today by loan type
These are national averages. Lenders in Washington price off the same national market, so treat them as a benchmark: your quote depends on your credit, down payment, loan size and points. The APR benchmark folds in typical points and fees, so it shows what a prime borrower's APR looks like this week.
| Loan type | Avg rate | APR benchmarkAPOR | Source · as of | What it measures |
|---|---|---|---|---|
| 30-year fixed | 7.18% | 7.19% | Freddie Mac PMMSNov 5, 2026 | Conventional purchase loans, 20% down, strong credit; weekly survey |
| 20-year fixed | 6.66% | 6.93% | Zillow (via NerdWallet)Nov 6, 2026 | Lender-quoted average; checked by hand every two weeks |
| 15-year fixed | 6.57% | 6.67% | Freddie Mac PMMSNov 5, 2026 | Conventional purchase loans, 20% down, strong credit; weekly survey |
| 10-year fixed | 6.31% | 6.82% | Zillow (via NerdWallet)Nov 6, 2026 | Lender-quoted average; checked by hand every two weeks |
| 5-year ARM | 6.73% | 6.67% | Zillow (via NerdWallet)Nov 6, 2026 | Fixed for 5 years, then adjusts; APOR = prime ARM benchmark |
| 7-year ARM | — | 6.50% | APOR, locks from Nov 9, 2026 | No free rate series; APOR benchmark only |
| 10-year ARM | — | 6.63% | APOR, locks from Nov 9, 2026 | No free rate series; APOR benchmark only |
| FHA 30-year | 6.89% | — | Optimal Blue OBMMINov 5, 2026 | Locked FHA loans, all credit profiles; daily |
| VA 30-year | 6.71% | — | Optimal Blue OBMMINov 5, 2026 | Locked VA loans; daily |
| USDA 30-year | 6.86% | — | Optimal Blue OBMMINov 5, 2026 | Locked USDA loans; daily |
| Jumbo 30-year | 7.25% | — | Optimal Blue OBMMINov 5, 2026 | Locked loans above the conforming limit; daily |
APR benchmark = FFIEC/CFPB Average Prime Offer Rate for rate locks in the week starting Nov 9, 2026 (published in advance): a prime borrower's APR including typical points and fees. It is not a quote; your APR depends on credit, down payment and the points you pay. APOR is not published for FHA, VA, USDA or jumbo loans.
Calculate your Washington mortgage payment
The calculator starts from Washington's median list price, 20% down, the state's 0.81% effective property tax, its median insurance premium and its average closing costs. Switch to FHA or VA, change the down payment, or pick your county to set its conforming limit. For the month-by-month split of principal and interest, open the payment-by-payment schedule. To see how Washington's property tax and insurance compare with every other state, try the tax and insurance calculator.
Washington vs. the U.S.
Washington's median list price is 52% above the U.S. median, so at the same 7.18% rate the principal and interest on a 20%-down loan runs $1,165 a month more. Five-year price growth here was the 6th-slowest of 51 jurisdictions.
| Measure | Washington | U.S. |
|---|---|---|
| Median list priceRealtor.com, Oct 2026 | $629,950 | $415,000 |
| Principal + interest, 20% down30-yr avg 7.18% | $3,414 | $2,249 |
| Average home-purchase loanHMDA 2025 | $563,717 | $404,828 |
| Average closing costsincl. transfer taxes | $5,995 | $4,661 |
| Median conventional rate paid2025 purchase loans | 6.50% | 6.50% |
| Mortgage approval rateHMDA 2025 | 79.6% | 76.6% |
| Home values, 1 yearFHFA index, Q2 2026 | +1.0% | +3.0% |
| Home values, 5 yearsFHFA index, Q2 2026 | +29.7% | +41.3% |
What Washington borrowers actually paid in 2025
This is the state-specific part. Federal HMDA records show the rate and costs on every Washington home-purchase loan closed in 2025. We compare like with like: 30-year fixed, first-lien, one-unit primary homes. On conventional loans, Washington borrowers paid 0.02 percentage points above the market benchmark at lock, the 22nd-highest of all 50 states and the District of Columbia.
| 2025 purchase loans | Median rateWA · U.S. | Over benchmarkWA · U.S. | Closing costsWA · U.S. | Paid pointsshare of loans | Median downequity on refis · WA |
|---|---|---|---|---|---|
| Conventional 30-yr fixed (conforming, 20%+ down)19,939 loans | 6.50%6.50% | +0.02+0.02 | $6,182$5,476 | 64.1%53.2% | 25% |
| Jumbo 30-yr fixed (20%+ down)1,696 loans | 6.50%6.63% | −0.08+0.00 | $7,881$10,251 | 45.6%38.4% | 20% |
| FHA 30-yr fixed7,721 loans | 6.25%6.25% | +0.44+0.42 | $15,456$11,291 | 64.1%59.3% | 3.5% |
| VA 30-yr fixed6,974 loans | 6.13%6.13% | −0.41−0.36 | $9,308$6,554 | 66.1%59.3% | 0% |
| Conventional rate-and-term refinance5,431 loans | 6.25%6.38% | −0.08−0.06 | $4,586$4,390 | 46.3%45.4% | 31.4% |
Source: 2025 HMDA loan-level records (FFIEC/CFPB), medians. "Over benchmark" = rate spread, the APR minus APOR on the lock date, which removes the effect of when each loan locked. Closing costs = total loan costs on the Closing Disclosure. HMDA has no credit scores, so these are what borrowers paid, not what you will be offered. See the lenders active in Washington and what their borrowers paid.
Washington's biggest conventional lenders: what their borrowers paid
The 8 largest conventional lenders in Washington by 2025 purchase loans, out of 572 that made one. Each row is the median for that lender's comparable loans here: 30-year fixed, conforming, 20% or more down. A lower figure over the benchmark means cheaper pricing for the same week.
| Lender | 2025 loansshare in WA | Median rate | Over benchmark | Originationmedian | Paid pointsshare · median | Median down |
|---|---|---|---|---|---|---|
| United Wholesale Mortgage | 3,5415.8% | 6.56% | +0.02 | $4,120 | 56%$3,197 | 25% |
| CMG Home Loans | 2,8164.6% | 6.63% | +0.07 | $4,067 | 72%$4,010 | 25% |
| Movement Mortgage | 2,6804.4% | 6.38% | +0.01 | $2,892 | 58%$3,698 | 25.3% |
| Rocket Mortgage | 2,6544.4% | 6.50% | −0.07 | $3,000 | 63%$3,218 | 25% |
| CrossCountry Mortgage | 2,4864.1% | 6.75% | +0.24 | $3,908 | 71%$3,675 | 25% |
| Guild Mortgage | 2,4814.1% | 6.63% | +0.14 | $4,528 | 72%$4,257 | 25% |
| Boeing Employees Credit Union | 2,2353.7% | 6.38% | −0.19 | $625 | 62%$2,250 | 23% |
| Chase | 1,5222.5% | 6.49% | −0.21 | $650 | 59%$2,364 | 24% |
Source: 2025 HMDA loan-level records (FFIEC/CFPB), lenders with at least 30 comparable loans in Washington. Minimum credit scores are not shown here: conventional loans usually start at 620 (a lender floor; Fannie Mae's automated underwriting sets none), FHA 580 (500 with 10% down), VA none set by VA (lenders often 620). HMDA has no credit scores, so a lender's medians reflect its own mix of borrowers. FHA and VA lenders: Washington lender rankings.
How rates have moved
Weekly national averages over the past 30 days to 5 years. The 30- and 15-year lines are Freddie Mac average rates; the ARM lines are the APOR APR benchmark, because no free weekly ARM rate series exists.
- Now
- 7.18%
- Nov 5, 2026
- 1 week ago
- 7.24%
- −0.06 pts
- 1 month ago
- 7.40%
- −0.22 pts
- 1 year ago
- 6.22%
- +0.96 pts
30-year fixed: Freddie Mac PMMS (rate), weekly. National series.
What a mortgage costs in Washington
On a home at Washington's median list price of $629,950 with 20% down, the balance comes to $503,960, or about $3,414 a month in principal and interest at the 7.18% 30-year average.
What makes Washington different is the cost around the loan. Its 0.81% effective property-tax rate adds roughly $425 a month, and homeowners insurance — at the state's median 0.21% of home value — about $112 more, bringing the all-in estimate to $3,952. That figure is principal and interest at the 30-year average, property tax and insurance; at 20% down a conventional loan has no PMI, and HOA dues or local special assessments are not included. Your own price and down payment will move the number — work backward from your income with the home affordability tool.
Payment at the $629,950 median list price by down payment and loan type
| Loan | Rate | Monthlyall-in | Mortgage ins. | Cash to close | Income needed28% rule · yearly |
|---|---|---|---|---|---|
| Conventional, 20% downNo PMI | 7.18%Freddie Mac 30-yr avg | $3,952P&I $3,414 | — | $131,985 | $169,000 |
| Conventional, 10% downPMI est. 0.7%/yr | 7.18%Freddie Mac 30-yr avg | $4,709P&I $3,841 | $331 | $68,990 | $202,000 |
| Conventional, 5% downPMI est. 0.7%/yr | 7.18%Freddie Mac 30-yr avg | $4,941P&I $4,054 | $349 | $37,493 | $212,000 |
| Conventional, 3% downPMI est. 0.7%/yr | 7.18%Freddie Mac 30-yr avg | $5,033P&I $4,139 | $356 | $24,894 | $216,000 |
| FHA, 3.5% down1.75% upfront MIP financed + annual MIP | 6.89%OBMMI FHA avg | $4,886P&I $4,070 | $279 | $28,043 | $209,000 |
| VA, 0% down2.15% funding fee financed; no monthly MI | 6.71%OBMMI VA avg | $4,694P&I $4,157 | — | $5,995 | $201,000 |
Monthly = principal and interest + property tax (0.81% effective) + homeowners insurance (about $112/mo — Washington's median premium, 0.21% of home value) + mortgage insurance. HOA dues and local special assessments are not included. Cash to close = down payment + Washington's average closing costs ($5,995). PMI is an illustrative 0.7% a year; FHA and VA figures use HUD's MIP schedule and VA's first-use funding fee. Income needed = the gross yearly income at which the monthly figure is 28% of pay, the classic housing-cost guideline. Lenders also limit your total monthly debts as a share of income, so car, student-loan and card payments raise the income you need.
Prices, loan limits and payments in Washington's biggest counties
Home prices, and so the loan you need, vary more inside Washington than rates do. The table covers the largest county markets and the high-cost counties where the conforming limit is higher. Pick a row to load it into the calculator above.
| County | Median list priceSep 2026 · yr/yr | Avg purchase loanHMDA 2025 | Conforming limitmax price at 20% down | At 20% down | Est. paymentP&I + tax + ins. | Calculator |
|---|---|---|---|---|---|---|
| King County7,611 homes for sale · Sep 2026 | $842,425-0.9% | $840,73221,413 loans | $1,063,750$1,329,687 | Conforming$673,940 loan | $5,284at 7.18% | |
| Pierce County2,991 homes for sale · Sep 2026 | $625,000-0.8% | $501,77411,342 loans | $1,063,750$1,329,687 | Conforming$500,000 loan | $3,921at 7.18% | |
| Snohomish County2,466 homes for sale · Sep 2026 | $749,975-4.8% | $674,3259,054 loans | $1,063,750$1,329,687 | Conforming$599,980 loan | $4,704at 7.18% | |
| Spokane County2,113 homes for sale · Sep 2026 | $470,852-5.8% | $376,0576,597 loans | $832,750$1,040,937 | Conforming$376,682 loan | $2,954at 7.18% | |
| Clark County1,994 homes for sale · Sep 2026 | $619,900-4.6% | $492,0316,160 loans | $832,750$1,040,937 | Conforming$495,920 loan | $3,889at 7.18% | |
| Thurston County1,030 homes for sale · Sep 2026 | $569,500-0.5% | $466,5863,550 loans | $832,750$1,040,937 | Conforming$455,600 loan | $3,572at 7.18% | |
| Whatcom County1,004 homes for sale · Sep 2026 | $645,000-4.2% | $525,0382,361 loans | $832,750$1,040,937 | Conforming$516,000 loan | $4,046at 7.18% | |
| Benton County993 homes for sale · Sep 2026 | $499,950-2.8% | $388,5133,017 loans | $832,750$1,040,937 | Conforming$399,960 loan | $3,136at 7.18% | |
| Kitsap County801 homes for sale · Sep 2026 | $649,500-4.2% | $510,9993,569 loans | $832,750$1,040,937 | Conforming$519,600 loan | $4,074at 7.18% | |
| Grays Harbor County687 homes for sale · Sep 2026 | $399,925-3.3% | $310,7011,056 loans | $832,750$1,040,937 | Conforming$319,940 loan | $2,509at 7.18% | |
| Yakima County633 homes for sale · Sep 2026 | $428,213+0.3% | $302,9262,281 loans | $832,750$1,040,937 | Conforming$342,570 loan | $2,686at 7.18% | |
| Chelan County607 homes for sale · Sep 2026 | $647,200-5.7% | $487,114894 loans | $832,750$1,040,937 | Conforming$517,760 loan | $4,060at 7.18% |
Sources: Realtor.com county research data (median listing price, Sep 2026); FHFA 2026 one-unit conforming limits; 2025 HMDA home-purchase originations (average loan, all loan types). Payments use the 30-year average (7.18%, or the jumbo average 7.25% above the limit), Washington's 0.81% effective property tax and its median insurance premium (0.21% of value), both from Census ACS 2024 data; county tax rates differ. Max price at 20% down = the county limit ÷ 0.8, the highest price at which a 20%-down loan stays conforming. Homes for sale = active Realtor.com listings in the month, excluding pending sales.
What's different about buying a home in Washington
Rates are national, but the rules around the loan are not. These Washington specifics can change your payment, your closing or your protections as a borrower.
Washington is a community property state
Property acquired during a marriage or registered domestic partnership is generally community property, apart from property that qualifies as separate. Neither partner may encumber community real estate unless the other joins the instrument, so both generally need to sign the deed of trust, even if only one is the borrower.
Source: app.leg.wa.govForeclosure mediation is available before a trustee's sale
Washington's Foreclosure Fairness Act offers homeowners facing a deed of trust foreclosure a mediation program with their lender. Only a housing counselor or attorney can make the referral, and it must come after a notice of default and no later than 90 days before the sale date.
Source: app.leg.wa.govSeller disclosure statement and three-day rescission window
In most sales of improved residential property, Washington sellers must give the buyer a completed disclosure statement within five business days after contract acceptance, unless the parties agree otherwise. The buyer generally has three business days after delivery to rescind in writing. The form reflects the seller's knowledge and is not a warranty.
Source: app.leg.wa.govSenior, disability and veteran property tax relief
Owner-occupants who are 61 or older, retired due to disability, or veterans with qualifying VA ratings can get a property tax reduction from the county assessor if income is under the county limit. A separate deferral for ages 60 and up accrues 5% simple interest until the home is sold or stops being your main residence.
Source: dor.wa.govChecked against official sources on October 18, 2026. Laws and programs change; confirm details with the agency named or a local real estate attorney.
How Washington buyers finance their homes
Washington's loan mix tracks the country's closely: 81.4% conventional, 9.6% FHA and 8.7% VA in 2025, against 78.0%, 13.2% and 8.2% nationally. Its FHA share ranks 12th-lowest among the states.
| Loan type | Share in WA | U.S. share | Approval in WA | Avg loan in WA |
|---|---|---|---|---|
| Conventional | 81.4% | 78.0% | 78.8% | $460,086 |
| FHA | 9.6% | 13.2% | 81.2% | $434,557 |
| VA | 8.7% | 8.2% | 85.6% | $522,184 |
| USDA | 0.3% | 0.6% | 92.5% | $84,047 |
The average Washington home loan in 2025 was $461,879 — 31% above the U.S. average of $352,861, the 6th-largest of 51 jurisdictions. Home purchases accounted for 61.3% of those loans (U.S. 64.2%); cash-out refinances for 16.7% (U.S. 17.1%).
Source: 2025 HMDA originations, FFIEC/CFPB. Approval = originated ÷ (originated + denied).
Washington loan limits for 2026
3 of Washington's 39 counties are high-cost areas for 2026, with one-unit conforming limits above the $832,750 baseline — highest in King County ($1,063,750), Pierce County ($1,063,750), Snohomish County ($1,063,750). Everywhere else in the state the cap is $832,750, so the same loan amount can be conforming in one county and jumbo in the next. See the full national grid in our FHFA loan limit guide, and if you are over the line, what changes with today’s jumbo pricing.
County limits: FHFA 2026 conforming loan limit list (one-unit properties; two- to four-unit limits are higher).
Cash you'll need to close in Washington
Average closing costs in Washington are about $5,995 including transfer taxes (among the highest in the country). On a home at the median list price of $629,950:
| 20% down | 3% down | |
|---|---|---|
| Down payment | $125,990 | $18,899 |
| Average closing costs | $5,995 | $5,995 |
| Cash to close (estimate) | $131,985 | $24,894 |
Prepaid taxes and insurance are extra. Closing-cost averages by state (source: Bankrate).
Transfer taxes and recording rules in Washington
Washington's state real estate excise tax is graduated, paid by the seller: 1.1% on sales up to $525,000, 1.28% up to $1,525,000, 2.75% up to $3,025,000 and 3% above that — plus a local rate, usually 0.25% to 0.5%. The thresholds rise on January 1, 2027. Source: dor.wa.gov
Getting approved in Washington
Federal HMDA lending records show Washington lenders originated 175,441 home loans in 2025 and denied 44,965 applications — an approval rate near 79.6% among decisioned applications, against 76.6% nationwide. See how all 50 states compare in our approval-rate research, and how Washington ranks for servicer complaint data (10,450 on record).
Shopping for a loan? See the most active mortgage lenders in Washington, ranked by federal HMDA volume.
Down-payment help in Washington
You rarely need 20% down. WSHFC's Home Advantage DPA (3%–5% at 0%), House Key DPA ($15,000), Covenant (up to $150,000) and local loans of up to $76,000 in Seattle. See all first-time home buyer programs in Washington — requirements, income limits by county and how far each covers a typical home.
Is there an MCC in Washington? Not confirmed
The Commission's MCC pages now cover only reissuance for existing holders; we found no current program for new buyers and no closure notice. The state-by-state MCC list.
Check current terms at WSHFC, see how a smaller down payment changes your number with the down-payment amount calculator, or compare down-payment help across the country.
How these numbers are measured
- Freddie Mac PMMS (30- and 15-year): a weekly average of rates offered to borrowers with 20% down and strong credit, published Thursdays; latest week Nov 5, 2026. Points are not reported.
- Optimal Blue OBMMI (FHA, VA, USDA, jumbo): daily averages of rates actually locked, across credit profiles. Points vary by loan.
- APOR (APR benchmark): FFIEC/CFPB's weekly Average Prime Offer Rate, an APR that includes typical points and fees for a prime borrower. Regulators use it to flag higher-priced loans.
- HMDA 2025 (Washington vs U.S.): rates, costs, points and down payments on loans that actually closed, reported by lenders to federal regulators. Updated once a year.
- Census ACS 2024 (property tax and insurance): what homeowners with a mortgage in Washington reported paying — the median real-estate tax divided by the median home value, and the median insurance premium as a share of value. Updated once a year.
- Interest rate vs APR: the rate sets your payment; the APR adds points and lender fees spread over the loan. Compare APRs on Loan Estimates for the same day and loan type.
Rates and APOR refresh every week; HMDA, loan limits and closing-cost averages refresh when their publishers release new data. Reviewed by our editorial staff. Full sources and formulas: full methodology.
Washington mortgage FAQ
What is a good mortgage rate in Washington right now?
A 30-year fixed close to the national average of 7.18% (Freddie Mac, week of Nov 5, 2026) is a fair benchmark for a borrower with strong credit and 20% down. In 2025, Washington's conventional buyers paid a median 6.50%.
Quotes well above that usually reflect lower credit, a small down payment or lender credits taken in exchange for a higher rate.
Are mortgage rates higher in Washington than in other states?
No, about the same as nationally. In 2025 HMDA records, Washington's median conventional 30-year rate was 6.50%, against 6.50% nationally.
Against the benchmark for each loan's lock week, which counts points and fees, Washington loans priced 0.02 percentage points above it (the 22nd-highest of all 50 states and the District of Columbia), against 0.02 above nationally.
Rates are set mainly in one national market, so your credit, down payment and loan size matter more.
What are current jumbo mortgage rates in Washington?
The national jumbo 30-year average is 7.25% (Optimal Blue). In 2025, Washington's jumbo buyers paid a median 6.50%. A loan is jumbo above the $832,750 conforming limit, or above $1,063,750 in Washington's highest-cost counties.
Jumbo lenders typically want 10–20% down, a 700+ credit score and 6–12 months of reserves.
Should I choose a 15-year or 30-year mortgage?
On a $503,960 loan (20% down on Washington's median list price), a 30-year at 7.18% costs $3,414 a month and a 15-year at 6.57% costs $4,409.
The 15-year saves about $435,339 in interest but needs $995 more a month, so it fits only if that payment is comfortable.
How much does a 1% difference in mortgage rates change my monthly payment?
On a $503,960 loan (20% down on Washington's median list price), moving from 7.18% to 8.18% raises the principal-and-interest payment from $3,414 to $3,761, or $347 a month.
Over 30 years that is about $125,032 more in interest, which is why comparing several lenders on the same day matters.
Are mortgage rates different for purchase and refinance loans?
Yes, slightly. In 2025, Washington's conventional rate-and-term refinances closed at a median 6.25% and purchases at 6.50%, partly because refinances bunch up when rates dip. Refinances priced 0.08 percentage points below the market benchmark; cash-out refinances usually cost more. Your own pricing depends on credit, loan-to-value and points.
How much is a $400,000 mortgage at 7.18% interest?
About $2,710 a month in principal and interest over 30 years. In Washington, a $500,000 home with that loan adds roughly $338 a month in property tax at the 0.81% effective rate, plus homeowners insurance. Over 30 years the loan costs about $575,506 in interest.
How much income do I need to buy a home in Washington?
About $169,000 a year for a home at the $629,950 median list price with 20% down, if the full $3,952 monthly payment, including tax and insurance, stays within 28% of gross income.
Smaller down payments add mortgage insurance and raise that figure; existing debts lower what lenders approve.
- Freddie Mac — Primary Mortgage Market Survey
- FFIEC / CFPB — Average Prime Offer Rates (APOR)
- FFIEC / CFPB — HMDA data browser (2025 loan-level records)
- Optimal Blue OBMMI via FRED (FHA, VA, USDA, jumbo)
- FHFA — 2026 conforming loan limits by county
- U.S. Census Bureau — 2024 American Community Survey microdata (property tax and homeowners insurance)
- HUD — Handbook 4000.1 (FHA mortgage insurance)
Rates shown are national weekly averages for general guidance, not an offer or personalized quote. Payment estimates assume the down payment noted plus estimated taxes and insurance. Confirm current pricing with a licensed lender.