First-time home buyer programs in Washington and Seattle

Washington State Housing Finance Commission (WSHFC)

The Washington State Housing Finance Commission is the state's housing finance agency. Its homebuyer programs, currently presented on its Here to Home homebuyer site, are offered through Commission-trained loan officers at participating lenders, not directly to the public. At the time of writing, the Commission describes two first-mortgage programs:

• Home Advantage: a first mortgage with a statewide income limit. The Commission says you don't need to be a first-time buyer to use it.
• House Key Opportunity: aimed at first-time buyers with lower incomes, with income limits that depend on county and household size.

Both can be paired with Commission down payment assistance, typically structured as a second loan with deferred payments that becomes due when you sell, refinance, move out, or pay off the first mortgage. The home generally has to be your primary residence.

Homebuyer education: the Commission requires borrowers using its programs to complete a free Commission-sponsored homebuyer education class. Classes are offered online and in person around the state. Find a class on the Commission's homebuyer page. Taking it early is a good idea even if you're not sure you'll use a program.

Covenant Homeownership Program

Washington's Covenant Homeownership Program, administered by the Commission, is a special purpose credit program that provides down payment and closing cost assistance. Eligibility is based on criteria set in state law and by the Commission, including first-time buyer status, income limits, and a connection to Washington residents who were, or would have been, excluded from homeownership by racially restrictive covenants before April 1968. Review the current eligibility details on the Covenant program page and ask a participating lender.

City of Seattle down payment assistance

The City of Seattle's Office of Housing funds down payment assistance for income-eligible buyers purchasing within Seattle city limits. The assistance is delivered through partner homeownership organizations, such as HomeSight, Homestead Community Land Trust, Habitat for Humanity Seattle-King & Kittitas Counties, and Parkview Services. According to the city, programs using these funds generally require:

• Household income under the program's area median income limit for your household size
• First-time buyer status (programs define this specifically)
• Completion of an approved homebuyer education program
• That the home is your primary residence within Seattle city limits and meets property guidelines

Some partners also offer homes with long-term affordability (resale) restrictions, such as community land trust homes, which work differently from an open-market purchase. Start with the city's Buy a Home page, then contact a partner organization to confirm current requirements.

Other options to ask your lender about

• Low-down-payment loans: some conventional loan programs, FHA loans, and VA loans for eligible service members and veterans allow smaller down payments than many people expect. Your lender can confirm current minimums and costs, such as mortgage insurance.
• Programs outside Seattle: some counties and cities, and nonprofit lenders, offer their own assistance. If you're open to nearby cities, ask a housing counselor or lender what applies there.
• Gift funds: many loan types allow down payment gifts from family, with documentation rules.
• Housing counseling: HUD-approved housing counseling agencies can help you prepare. The Consumer Financial Protection Bureau's homebuying resources are also a good, neutral starting point.

How to check what you qualify for

1. Take a homebuyer education class

   It's required for many programs and helpful either way.

2. Talk with a participating lender

   Ask specifically about WSHFC programs and any city or county assistance where you want to buy. I can share a few names; you choose.

3. Get pre-approved with the program in mind

   Program rules can affect your price range, the property types you can buy, and your timeline.

4. Plan your search around the rules

   Some programs have price limits, property requirements, or extra steps that affect how and when we write offers.

Where I fit in

I'm a real estate broker, not a lender or program administrator, so I can't determine your eligibility. What I can do is help you understand the options, connect you with lenders and resources, plan a search that fits your program's rules, and make sure deadlines and requirements are reflected in your offer. Read the deeper dive: Washington first-time home buyer programs explained.