Buy a home
Buying a home in Washington? Start with the right loan.
Whether it's your first place or your fifth, the loan you choose shapes your monthly budget for years. As an independent mortgage broker, LoanZilla compares purchase loans from dozens of wholesale lenders and helps you pick the one that fits — not just the one a single bank happens to sell.
Reviewed by Clint Aguon, CEO & Loan Officer · NMLS #1893008 · Updated September 2026
And because our principals have financed, built and invested in real estate themselves, you get advice from people who understand the whole transaction, not just the loan.
Get pre-approved before you shop
A pre-approval tells you — and sellers — how much you can realistically borrow. On the Eastside, where good homes can draw several offers in the first week, a strong pre-approval letter helps your offer get taken seriously.
To pre-approve you, we review your credit, income, assets and debts. Your approval still depends on the home you choose, an appraisal, and final underwriting, but you'll shop knowing where you stand.
How much home can you afford?
Lenders mostly look at your debt-to-income ratio — how your total monthly debts, including the new housing payment, compare with your gross income. Property taxes, homeowners insurance, HOA dues and any mortgage insurance all count toward that payment.
Try the affordability calculator to see a price range, then talk to a loan officer to fine-tune it for your situation.
Purchase loans we arrange
First-time buyer? You may qualify for help
Washington has down payment assistance for first-time and moderate-income buyers, including the Washington State Housing Finance Commission's programs (every one pairs a first mortgage with down payment assistance and requires a homebuyer education class, offered at no cost) and the Covenant Homeownership Program for eligible first-time buyers. Eligibility depends on income, location and the program. We'll tell you what you may qualify for and how to combine it with your loan.
What happens after you apply
- Quote and pre-approvalWe compare options and issue your pre-approval.
- Offer acceptedWe lock your rate when you're ready and order the appraisal.
- UnderwritingWe gather any remaining documents and submit your file.
- Clear to closeYou sign, the loan funds, and you get the keys.
Close quickly and compete with confidence. When everyone responds quickly, we routinely close purchases in as little as 10 to 14 days — a real advantage when your offer is up against others, and many lenders plan on 30 days or more.
See the full loan processSee the document checklist
Purchase FAQs
Do I need a big down payment to buy a home?
Not necessarily. Several programs are built for buyers with limited savings, and assistance programs can help with the down payment and closing costs. A loan officer can walk you through the options for your price range.
How long does a pre-approval last?
Typically 60 to 90 days, depending on the lender. If it expires before you find a home, we update your documents and renew it.
Should I get pre-approved before talking to a real estate agent?
It helps. Most agents want to see a pre-approval before showing homes, and it tells you which price range to search.