Mortgage Broker in Washington

I'm licensed to originate mortgages in Washington (WA) through Lumin Lending Inc., and I shop 100+ lenders on purchase, refinance, and investment loans.

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Last updated: October 2026

Key Facts

Randy Mathis (NMLS# 1516760) is a licensed mortgage broker serving Washington through Lumin Lending Inc. (NMLS# 2716106). Available programs include Conventional, FHA, VA, Non-QM, DSCR, Bank Statement, HELOC, Reverse Mortgage, and Commercial loans. The 2026 conforming loan limit in Washington varies by county (up to $1,063,750).

Mortgage Lending in Washington

Washington's market centers on Seattle-Tacoma, home to Amazon, Microsoft, and Boeing. Several counties carry high-cost conforming loan limits. There's no personal income tax, and paired with the tech economy, that keeps drawing buyers from around the country. East of the Cascades, Spokane and the Tri-Cities cost a lot less.

I'm a broker, not a bank, so your Washington loan goes to whichever of my 100+ lenders fits it best.

Available Loan Programs in Washington

Conventional

As little as 3% down, for purchase or refinance.

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FHA

Government-backed, 3.5% down, and easier on credit. A common first-time buyer loan.

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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 more for self-employed borrowers and investors.

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HELOC / HELoan

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

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Reverse Mortgage

Convert home equity into cash with no monthly mortgage payments from age 55 on select programs (62 for the FHA-insured HECM); you still pay property taxes, homeowners insurance, and upkeep.

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Commercial

Loans for commercial, mixed-use, and business real estate.

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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

Buying your first home, step by step from pre-approval to closing.

Should You Refinance in 2026?

How to tell if a refinance pays off, with the break-even math.

DSCR Loans Explained

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

5-Day Digital HELOC Guide

How the digital HELOC works: funding in as few as 5 business days after offer acceptance on select digital programs.

Credit Score Myths for Homebuyers

The 5 credit score myths that keep people from buying.

Frequently Asked Questions

Straight answers on loan programs, credit, and applying.

Frequently Asked Questions

What are the conforming loan limits in Washington?

Washington's conforming loan limits vary by county. King County (Seattle), Snohomish, and Pierce counties have a high-cost limit of $1,063,750 for single-family homes in 2026. Every other Washington county follows the standard $832,750 baseline. That higher limit keeps more Puget Sound buyers in conventional financing.

Does Washington have a state income tax?

No. Washington has no personal income tax, and the state relies on sales tax and a business and occupation tax instead. Keeping more of your paycheck can boost what you can afford, and it's one reason buyers move here from California and Oregon.

Does Washington have first-time homebuyer programs?

Yes. The Washington State Housing Finance Commission (WSHFC) offers the Home Advantage program with down payment assistance. It serves first-time and repeat buyers and pairs 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. I work with borrowers from Seattle to Spokane and shop 100+ wholesale lenders on every loan type.

Can I get a jumbo loan in Washington?

Yes, for any purchase above your county's conforming loan limit. In the Seattle metro, plenty of homes cost more than the high-cost limit of $1,063,750, so jumbo comes up a lot. Expect a higher credit score and a bigger down payment than conventional.

Ready to Get Started in Washington?

Tell me what you're trying to do in Washingtonand I'll shop it across 100+ lenders. Apply online or grab a time to talk.

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