Tumwater, Thurston County
State employees are common here; we document PERS, pension and shift-differential income routinely.
We serve Tumwater by phone, text and video from our office in Edmonds, in English or Spanish.
Local numbers
A $500,000 home with 10% down is a $450,000 loan. At today's lowest-cost 30-year fixed, 6.875%, that's about $2,956 a month in principal and interest, before roughly $421 in Thurston County property tax and your insurance.
Common questions
On a $500,000 home with 10% down and today's lowest-cost 30-year fixed at 6.875%, principal and interest is about $2,956 a month. Thurston County property tax adds roughly $421 a month, plus insurance and, under 20% down, mortgage insurance. The card on this page prices your own numbers.
Yes. The Thurston County FHA limit is $535,350, which covers a typical Tumwater 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 Tumwater purchase lands well under it, so you get agency pricing from every lender we work with.
Yes. For eligible first-time buyers we can arrange assistance covering the 3.5% down payment plus up to 1.5% toward closing costs, up to 5% of the price. Tell the pre-approval you have under 5% saved and it prices the help on your Tumwater purchase before anything is promised.
About ten minutes if you have your income and account balances handy. The pre-approval 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 a licensed originator, by phone, the same day.
