An FHA loan is a government-insured mortgage that allows 3.5% down with a credit score of 580 or higher, or 10% down with a score from 500 to 579. In 2026, the FHA limit for a one-unit home is $1,063,750 in King, Pierce and Snohomish counties; other Washington counties have lower limits, starting at $541,287.
FHA at a glance
- Down payment: 3.5% with a 580+ score; 10% with 500–579. Gifts from family are allowed.
- Mortgage insurance: 1.75% upfront premium (usually financed into the loan) plus an annual premium paid monthly. With less than 10% down, annual premium lasts the life of the loan; with 10% or more, it ends after 11 years.
- Property: 1–4 units, owner-occupied. Must meet FHA minimum property standards.
- Lender overlays: Individual lenders often set higher minimum scores than FHA. A broker can route your file to lenders that lend closer to FHA's own floor.
2026 FHA limits in Washington
King, Pierce and Snohomish counties: $1,063,750 (1 unit), $1,361,800 (2 units), $1,646,100 (3 units), $2,045,700 (4 units). Every other county's limit is set by HUD at or above the $541,287 floor; check your county on HUD's limit lookup or ask Kristen.
Common questions
What credit score do I need for an FHA loan in Washington?
FHA allows 580+ with 3.5% down and 500–579 with 10% down. Many lenders add overlays above that, which is why shopping lenders matters.
Can I use gift money for an FHA down payment?
Yes. FHA allows the entire down payment to come from an acceptable gift source such as a family member, with a signed gift letter and documented transfer.
Can I buy a duplex with an FHA loan?
Yes. FHA finances 1–4 unit properties if you live in one of the units, and projected rent from the other units can help you qualify, subject to FHA rules.