Black Diamond, King County
Greater Seattle, where most purchases run above the FHA limit into conforming high-balance, and jumbo pricing varies the most between lenders.
I'm licensed across Washington and work with Black Diamond buyers by phone, text and video the same day, in English or Spanish.
What a Black Diamond purchase looks like today
A $850,000 home with 10% down is a $765,000 loan. At today's lowest-cost 30-year fixed, 6.875%, that's about $5,026 a month in principal and interest, before roughly $623 in King County property tax and your insurance.
Black Diamond buyers ask
On a $850,000 home with 10% down and today's lowest-cost 30-year fixed at 6.875%, principal and interest is about $5,026 a month. King County property tax adds roughly $623 a month, plus insurance and, under 20% down, mortgage insurance. The card on this page prices your own numbers.
Yes. The King County FHA limit is $977,500, which covers a typical Black Diamond home with 3.5% down. Today's lowest-cost FHA 30-year is 6.625%. FHA is often the better rate when credit is under 700; above that, conventional usually wins once you compare mortgage insurance.
Usually not. The 2026 conforming limit is $1,209,750, and a typical Black Diamond purchase lands well under it, so you get agency pricing from every lender we work with.
Washington's Home Advantage and House Key programs through WSHFC can cover a down payment as a second loan, and some King County buyers qualify for extra local assistance. Tell the pre-approval you have under 5% saved and it checks what you qualify for before quoting.
About ten minutes if you have your income and account balances handy. The letter reissues itself at any amount up to your maximum, so you can tailor it to each offer. If a listing agent wants to speak with the lender, that's me, by phone, the same day.