How to buy a home in Washington

Washington is a place where many people come to build a future, whether you're a first-time buyer, relocating to Washington for a new job, or looking for a fresh start in the Pacific Northwest. With the beautiful Cascades and the buzz of Seattle, it’s easy to see why so many feel at home in Washington.

While Washington’s housing market can be competitive, it doesn’t have to stand in your way. With the right preparation and guidance, you can move forward confidently. This guide walks you through what to expect, what’s possible, and how to navigate Washington’s competitive housing landscape.

A quick glance at Washington’s housing market

The Washington housing market remains competitive, with prices well above the national average. Here’s a look at the Washington housing market, as of October 2025:

Important Washington real estate market trends

The Washington real estate market is shaped by high demand, limited supply, and higher-than-average pricing. Here’s what’s driving those trends, and what they mean for you.

Home prices

Washington's median home price is $643,100, nearly 46% higher than the national median of $439,701. While home prices have shown a recent downward trend, decreasing 0.98% over the past year, they remain high due to the following factors:

• Location: Home prices tend to be highest in tech-driven areas like Mercer Island and Sammamish, while more lightly populated cities such as Spokane and Yakima offer comparatively lower prices.
• Property characteristics: Size, age, condition, and amenities influence cost.
• Construction and land costs: High costs for materials, labor, and limited buildable land inflate new construction prices.
• State and local housing regulations: Zoning restrictions can limit supply and push prices higher.

Even with Washington's relatively high average income, home affordability is still a challenge due to disproportionately high home prices.

Housing demand vs. inventory

Washington’s strong economy, culture, outdoor access, and lack of state income tax attract new residents, driving high housing demand. Cities like Ridgefield, Black Diamond, and Sultan City are seeing significant growth. In fact, Redfin reported that 24.7% of homes are selling above list price.

There’s good news for buyers: Washington’s housing inventory is up 13.7% year over year, higher than the national 7.4% increase. This offers buyers a slight reprieve from intense bidding. The state is also taking steps to expand housing options through affordable housing investments and updates to permitting and building codes.

With so many factors shaping the market, the guidance of a knowledgeable and local real estate agent can help you move forward with confidence.

Home buying seasons

In Washington state, the best time of year to buy a house is spring and summer. You’ll see more listings, but also more competition, especially in March and April when prices peak and bidding wars are common. If you’re buying during this time, being prepared to move quickly can make a big difference.

Buying in late fall or winter offers a different experience. You may see fewer listings, but you’ll often benefit from less competition, more negotiating power, and a calmer pace.

Top places to buy a home in Washington

When exploring where to live in Washington, consider your budget, career and educational needs, and desired lifestyle.

Seattle

Seattle is Washington's largest city with access to the Puget Sound and Cascade Mountains. Known for its fast-growing industries, professionals in tech, aerospace, and health care are drawn to this city. Housing is more expensive here than the state average, including in nearby suburbs like Bellevue, Kirkland, and Redmond.

• Population: 737,015
• Median household income: $118,745
• Median home price: $899,000

Bellevue

Bellevue offers a high-quality lifestyle with top-rated schools, a thriving arts scene, and excellent downtown walkability. It’s also a growing spot for tech professionals with its close proximity to major employers. Housing in Bellevue is competitive, with median home prices well above the national average. Suburbs like Kirkland, Sammamish, and Issaquah offer family-friendly neighborhoods.

• Population: 151,854
• Median household income: $161,194
• Median home price: $1,545,000

Tacoma

Tacoma is a port city on Puget Sound known for its arts, museums, and waterfront. It’s a popular choice for buyers looking for a more affordable urban lifestyle than Seattle, with significantly lower median home prices. Nearby suburbs include Puyallup, Gig Harbor, and Federal Way.

• Population: 219,346
• Median household income: $86,328
• Median home price: $485,000

Vancouver

Located across the Columbia River from Vancouver, Washington, is a city known for its friendly community, extensive parks, and waterfront. Vancouver offers notably lower home prices compared to major Washington cities like Seattle and Bellevue. Suburbs near the city include Camas, Battle Ground, and Washougal.

• Population: 190,915
• Median household income: $82,928
• Median home price: $476,500

Puyallup

Puyallup is known for its historic downtown and for being a popular gateway to Mount Rainier National Park. It appeals to residents seeking an active community life with easy access to nature and a slower pace than major cities. A major draw for buyers is the median home price in Puyallup, which is significantly more affordable than Seattle. Nearby suburbs include Sumner, South Hill, and Bonney Lake.

• Population: 49,973
• Median household income: $95,639
• Median home price: $602,500

Redmond

Redmond is recognized as the home of major corporations. The city draws people seeking excellent job prospects and top-tier amenities. As a result, Redmond's median home price is among the highest in Washington, often comparable to Bellevue, and significantly higher than Seattle or Tacoma. Nearby suburbs include Kirkland, Woodinville, and Sammamish.

• Population: 73,256
• Median household income: $148,601
• Median home price: $1,420,000

How to buy a home in Washington: Step-by-step

A clear roadmap is key to navigating the home buying journey. These are the steps to buying a home in Washington.

1. Prepare your finances

The journey to homeownership begins with a thorough look at your financial health. Here are the key steps for preparing your finances.

Review your budget for mortgage payment options in different cities using a mortgage calculator from Rocket Mortgage®.

• Check your credit score.
• Understand your debt-to-income ratio (DTI).
• Save early for a down payment.
• Plan ahead for closing costs.

2. Explore mortgage options

When purchasing a home in Washington, you’ll have a number of mortgage types to choose from.

• Conventional loans: Not government-backed and require a credit score of at least 620 and a down payment as low as 3%. Private mortgage insurance is required if your down payment is less than 20%.
• Jumbo loans: Conventional loans exceeding FHFA conforming limits. Lenders can set their own requirements, but a credit score over 700 is typically required.
• FHA loans: Popular among first-time buyers, FHA loans are government-backed from the Federal Housing Administration and often come with lower credit score requirements depending on your down payment.
• VA loans: Available to eligible veterans, military, and their surviving spouses with no downpayment.
• USDA loans: Designed for low-to-moderate-income buyers in eligible rural areas and typically require no down payment.

You might also qualify for assistance from Washington’s Home Advantage Program. They offer 0% interest, deferred second mortgage to help with your down payment and closing costs.

3. Get preapproved

In Washington's competitive housing market, mortgage preapproval is a powerful early step. Preapproval shows how much you can likely borrow and what your mortgage rate may be. It also strengthens your offer by proving to sellers that you're qualified and ready, while giving you a clear budget to guide your home search.

4. Find a reputable Washington real estate agent

A skilled real estate agent is a major asset when buying a home in Washington. They can help you understand the varied local markets, navigate the buying process, and offer insights on regulations, trends, property rights, and values. Redfin is one resource for finding an agent.

Washington allows dual agency, meaning one agent represents both the buyer and seller. However, the agent must fully disclose the relationship and obtain written consent from both parties.

5. Start shopping for homes in Washington

Next, it’s time to start house hunting. Work with your real estate agent to explore Washington cities and towns that fit your lifestyle and long-term goals. Browse the latest listings on sites like Redfin or the MLS to see what’s available.

Attend open houses, both virtually and in person, to get a true sense of the home and neighborhood.

As you search, keep these factors in mind:

• Education and job opportunities
• Recreation and amenities such as parks, shopping, and restaurants
• Transportation options like public transit and major roadways
• Homeowners association fees if applicable
• Property taxes

6. Make an offer and negotiate

Once you’ve found a home you love, it’s time to make an offer. In Washington, buyers typically submit a formal purchase and sale agreement detailing an offer amount, earnest money, contingencies, and a proposed closing timeline.

Washington is a full-disclosure state, meaning sellers must share any known material defects that could affect the property’s value. Unlike some states, Washington doesn’t require buyers or sellers to hire a real estate attorney, so your agent will guide most of the process.

Most buyers include several contingencies like a home inspection to protect themselves during the transaction. A home inspection contingency gives you the chance to evaluate the property with a licensed inspector and request repairs or credits.

7. Proceed to close on your Washington home

Closing is the final step. You’ll finalize your mortgage, secure homeowners insurance, complete a title search, and pay your closing costs. In Washington, these costs typically range from 2% to 5% of the purchase price. These may include loan origination fees, appraisal fees, title insurance, escrow fees, recording fees, and prepaid expenses like property taxes and insurance.

Once everything is signed and funded, you’ll receive your keys and officially become a Washington homeowner.

FAQ about buying a home in Washington state

Here are some of the most common questions people ask when buying a home in Washington state.

Can I buy a house in Washington if I have bad credit?

Yes, it is possible to buy a house with bad credit in Washington. Specialized loan programs such as FHA could help, but you might have higher interest rates or need a larger down payment.

Is buying a home in Washington a good investment?

Washington’s strong job market, high demand for housing, and steady population growth make buying a home a good investment.

What salary do I need to afford a house in Washington?

To afford a median-priced home in Washington, you would need an annual salary of about $175,835 depending on current market conditions and other factors.

How much are property taxes in Washington?

On average, Washington property taxes are 0.88%. However, these vary by local jurisdiction.

How long does it take to buy a house in Washington?

It typically takes about 30 to 60 days once your offer is accepted. This can vary based on loan type and housing market conditions.

The bottom line: The Evergreen State has a home for you

Though home prices are high and the market is fast, financial readiness and a local agent are key to buying a home in Washington. Between the economic opportunities, no state income tax, and outdoor access, Washington is a fantastic place to call home.

If you’re ready for your next chapter in the Evergreen State, apply for a mortgage with Rocket Mortgage.

The 3% down payment option is only available on certain conventional loan products and is not available in all states. Additional terms and conditions may apply.

Rocket Mortgage is a VA-approved lender, not endorsed or sponsored by the Dept. of Veterans Affairs or any government agency.