2025 Washington State Loan Limits: County-by-County Breakdown & High Balance Areas
If you're planning to buy a home in Washington State in 2025, understanding loan limits is a key step in navigating your mortgage options. Loan limits define the maximum amount you can borrow with a conforming loan—those backed by Fannie Mae and Freddie Mac—before you enter "jumbo" loan territory, which often comes with stricter requirements and higher interest rates. These limits vary by county, reflecting differences in local housing markets, with some areas designated as "high balance" due to elevated home prices. In this blog, we’ll dive into the 2025 conforming loan limits for Washington State, highlight the high balance areas, and provide a detailed breakdown for every county
What Are Conforming AKA Conventional Loan Limits?
Conforming loan limits are set annually by the Federal Housing Finance Agency (FHFA) based on median home prices across the U.S. For 2025, the baseline conforming loan limit for a single-family home (1-unit property) in most areas of the country, including much of Washington State, is $806,500. However, in high-cost areas where home prices exceed the national average, the FHFA designates "high balance" limits to accommodate these markets. In Washington, three counties qualify for this higher threshold due to their pricier real estate: King, Pierce, and Snohomish.
Washington State Loan Limits at a Glance
- Baseline Limit (Most Counties): $806,500 for a 1-unit property
- High Balance Limit (King, Pierce, Snohomish Counties): $1,037,300 for a 1-unit property
These limits apply to conventional loans and vary depending on the property type (e.g., single-family home, duplex, triplex, or fourplex). Below, we’ll break it down by county and property type, starting with the high balance areas.
High Balance Areas in Washington State
The Seattle metro area, encompassing King, Pierce, and Snohomish Counties, is known for its robust housing market, driven by tech industry growth and urban demand. As a result, these counties have a higher conforming loan limit of $1,037,300 for a single-family home in 2025. This reflects the FHFA’s adjustment to 150% of the baseline limit in high-cost regions, ensuring buyers can still access conforming loans in these expensive markets.
Here’s how the limits stack up for these counties across property types:
- King County (e.g., Seattle, Bellevue, Redmond)
- 1-Unit: $1,037,300
- 2-Unit: $1,327,950
- 3-Unit: $1,605,150
- 4-Unit: $1,994,900
- Pierce County (e.g., Tacoma, Puyallup)
- 1-Unit: $1,037,300
- 2-Unit: $1,327,950
- 3-Unit: $1,605,150
- 4-Unit: $1,994,900
- Snohomish County (e.g., Everett, Lynnwood)
- 1-Unit: $1,037,300
- 2-Unit: $1,327,950
- 3-Unit: $1,605,150
- 4-Unit: $1,994,900
These higher limits make it easier for homebuyers in the Seattle area to secure financing without resorting to jumbo loans, which often require larger down payments and better credit scores.
Baseline Loan Limits for All Other Counties
For the remaining 36 counties in Washington State, the standard conforming loan limit of $806,500 applies to single-family homes. This baseline reflects the FHFA’s national standard for 2025, adjusted upward from 2024’s $766,550 due to a 5.2% increase in average home prices nationwide. Here’s the breakdown for these counties by property type:
- 1-Unit: $806,500
- 2-Unit: $1,032,650
- 3-Unit: $1,248,150
- 4-Unit: $1,551,250
Now, let’s list every county in Washington State with their respective 2025 conforming loan limits for a 1-unit property.
County-by-County Breakdown of 2025 Conforming Loan Limits
Here’s the full list of Washington’s 39 counties, with loan limits for single-family homes (1-unit properties):
- Adams County: $806,500
- Asotin County: $806,500
- Benton County: $806,500
- Chelan County: $806,500
- Clallam County: $806,500
- Clark County: $806,500
- Columbia County: $806,500
- Cowlitz County: $806,500
- Douglas County: $806,500
- Ferry County: $806,500
- Franklin County: $806,500
- Garfield County: $806,500
- Grant County: $806,500
- Grays Harbor County: $806,500
- Island County: $806,500
- Jefferson County: $806,500
- King County: $1,037,300 (High Balance)
- Kitsap County: $806,500
- Kittitas County: $806,500
- Klickitat County: $806,500
- Lewis County: $806,500
- Lincoln County: $806,500
- Mason County: $806,500
- Okanogan County: $806,500
- Pacific County: $806,500
- Pend Oreille County: $806,500
- Pierce County: $1,037,300 (High Balance)
- San Juan County: $806,500
- Skagit County: $806,500
- Skamania County: $806,500
- Snohomish County: $1,037,300 (High Balance)
- Spokane County: $806,500
- Stevens County: $806,500
- Thurston County: $806,500
- Wahkiakum County: $806,500
- Walla Walla County: $806,500
- Whatcom County: $806,500
- Whitman County: $806,500
- Yakima County: $806,500
Why Do Loan Limits Matter?
Loan limits directly impact your financing options. If you’re buying a home priced below the conforming limit in your county, you can qualify for a conventional loan with more favorable terms—like lower interest rates and less stringent credit requirements—compared to jumbo loans. In high balance areas like King, Pierce, and Snohomish Counties, the elevated limit of $1,037,300 gives buyers more flexibility in competitive markets where median home prices often exceed $800,000. For example, Seattle’s median home price was around $825,000 in early 2025, making the high balance limit a critical tool for buyers.
In contrast, rural counties like Ferry or Garfield, where home prices are typically lower, stick to the baseline limit of $806,500—more than sufficient for most properties in those areas.
What If You Need More Than the Limit?
If your dream home exceeds the conforming loan limit for your county, you’ll need a jumbo loan. These loans often require:
- A higher credit score
- A larger down payment
- More cash reserves
- Potentially higher interest rates
For instance, a $1.2 million home in King County would push you $162,700 over the $1,037,300 limit, requiring a jumbo loan for the excess amount or a larger down payment to bring the loan within conforming bounds. At NAF, we offer Jumbo Loans up to 4 million.
Final Thoughts
Washington State’s 2025 conforming loan limits reflect the diversity of its housing markets, from the bustling Seattle metro area to quieter rural counties. Whether you’re eyeing a condo in Capitol Hill or a farmhouse in Yakima, knowing your county’s loan limit can help you plan your budget and explore mortgage options. The high balance designation for King, Pierce, and Snohomish Counties offers a lifeline for buyers in those pricey markets, while the baseline limit covers the needs of most other areas.
Ready to take the next step? Reach out to me to get pre-approved and see how these limits apply to your homebuying journey in 2025 or browse more about our Conforming AKA - Conventional loan page to learn more. I'm here to help you every step of the way! - Nick Jeatran
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