Lumin Lending
Randy Mathis
All States

Mortgage Broker in Washington

Licensed to originate mortgages in Washington (WA) through Lumin Lending Inc. Purchase, refinance, and investment property loans with access to over 90 lenders.

Last updated: April 2026

Key Facts

Randy Mathis is a licensed mortgage broker serving Washington through Lumin Lending Inc. (NMLS# 1516760). Available programs include Conventional, FHA, VA, Non-QM, DSCR, Bank Statement, HELOC, Reverse Mortgage, and Commercial loans. The conforming loan limit in Washington is Varies by county, up to $1,209,750 in high-cost areas for 2026.

Mortgage Lending in Washington

Washington state's housing market is anchored by the Seattle-Tacoma metro area, home to major employers like Amazon, Microsoft, and Boeing. Several counties carry high-cost conforming loan limits due to elevated home values. The state has no income tax, which combined with a strong tech-driven economy, continues to attract buyers from across the country. Markets east of the Cascades like Spokane and the Tri-Cities offer more affordable alternatives.

With access to over 90 lenders through Lumin Lending Inc., I can shop your loan across multiple investors to find the right rate and terms for your specific situation in Washington. Whether you are a first-time homebuyer, looking to refinance, or building an investment portfolio, I have programs designed to fit your needs.

Available Loan Programs in Washington

Conventional

Traditional financing with as little as 3% down. Competitive rates for purchase and refinance.

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FHA

Government-backed loans with 3.5% down and flexible credit requirements for first-time buyers.

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VA

Zero down payment and no PMI for eligible veterans, active-duty, and qualifying spouses.

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Non-QM / DSCR

Bank statement, DSCR, asset depletion, and other flexible programs for self-employed and investors.

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HELOC / HELoan

Access your home equity with a line of credit or fixed-rate home equity loan.

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Reverse Mortgage

Convert home equity into cash with no monthly mortgage payments for homeowners 62 and older.

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Commercial

Financing for commercial properties, mixed-use buildings, and business real estate needs.

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Rates and program availability may vary based on the state or region in which the financed property is located. This is not a credit decision, an offer, or a commitment to lend. Program restrictions apply.

HELOC: Timing may vary based on borrower qualifications and loan conditions. Appraisal may be required in certain circumstances. Subject to credit approval. Your home is used as collateral and may be at risk if you do not repay. APR, terms, and repayment structure vary by product.

Helpful Resources

First-Time Homebuyer Guide 2026

Everything you need to know about buying your first home, from pre-approval to closing day.

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Should You Refinance in 2026?

How to decide if refinancing makes sense for your situation, with break-even analysis.

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DSCR Loans Explained

How real estate investors qualify based on rental income instead of personal tax returns.

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5-Day Digital HELOC Guide

Access your home equity in as few as 5 days with our digital HELOC process.

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Credit Score Myths for Homebuyers

The 5 biggest credit score myths that stop people from pursuing homeownership.

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Frequently Asked Questions

Answers to common mortgage questions about loan programs, credit, and the application process.

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Frequently Asked Questions

What are the conforming loan limits in Washington?
Washington's conforming loan limits vary by county. King County (Seattle) and surrounding counties like Snohomish and Pierce have high-cost limits up to $1,209,750 for single-family homes. Eastern Washington counties generally follow the standard $806,500 baseline. These higher limits help Puget Sound buyers access conventional financing.
Does Washington have a state income tax?
No, Washington state does not have a personal income tax, which can significantly increase your purchasing power when buying a home. The state relies primarily on sales tax and a business and occupation tax for revenue. This tax advantage is one reason Washington continues to attract buyers from income-tax states like California and Oregon.
Does Washington have first-time homebuyer programs?
Yes, the Washington State Housing Finance Commission (WSHFC) offers several programs including the Home Advantage program with down payment assistance and competitive rates. Their programs serve first-time and repeat buyers and can be paired with conventional, FHA, or VA financing.
Is Randy Mathis licensed to lend in Washington?
Yes, Randy Mathis (NMLS# 1516760) is licensed in Washington through Lumin Lending Inc. (NMLS# 2716106), which holds a Washington Consumer Loan Company License. Randy serves borrowers from Seattle to Spokane and everywhere in between, with access to over 90 wholesale lenders for competitive rates across all loan types.
Can I get a jumbo loan in Washington?
Yes, jumbo loans are available in Washington for purchases that exceed the conforming loan limit in your county. The Seattle metro area's high property values often require jumbo financing for homes above the high-cost limit of $1,209,750. Jumbo loans typically require higher credit scores and larger down payments but offer competitive rates for qualified borrowers.

Ready to Get Started in Washington?

Let me find you a competitive mortgage rate from our network of 90+ lenders. Apply online or schedule a call to discuss your options in Washington.

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Randy Mathis NMLS# 1516760 | Lumin Lending Inc. NMLS# 2716106 | NMLS Consumer Access