A jumbo loan is any mortgage above the conforming limit. In 2026 that means loans over $832,750 in most Washington counties and over $1,063,750 in King, Pierce and Snohomish counties. Jumbo guidelines vary widely by lender, so comparing lenders through a broker has an outsized effect on terms.
How jumbo underwriting differs
- Down payment: commonly 10–20%, with some lenders lower for strong files.
- Reserves: lenders often require several months of payments in savings or retirement accounts after closing.
- Appraisals: some lenders require two appraisals above certain loan amounts.
- Income options: full documentation, bank statements, or asset-based qualifying through non-QM jumbo lenders.
An alternative to jumbo: a conforming first mortgage paired with a second mortgage, or a larger down payment to stay at the conforming limit. Kristen prices each structure side by side.
Common questions
When do I need a jumbo loan in Seattle?
When your loan amount on a one-unit home exceeds $1,063,750 in King County (2026 limit).
Are jumbo rates always higher?
No. Jumbo pricing is set by each lender and can be equal to or below conforming pricing for strong borrowers. That variation is the reason to compare lenders.