How to buy a home in King County, WA
Everything a buyer needs, in the order it actually happens — written for how the Seattle-area market really works, with 15 deep-dive guides linked at every step. No jargon, no sales pitch, completely free.
Get mortgage-ready (3–6 months out)
Lenders underwrite your credit, debt-to-income ratio, and cash. Pull your credit reports, dispute errors, avoid new debt, and document your down payment and reserves. In King County, the jump from a 680 to a 740+ score is real money every month on a typical loan.
Set your real budget — not the max approval
Use the 28/36 rule and the full cost of ownership: principal & interest, King County property tax (roughly 0.8%–1.1% effective), insurance, any HOA dues, and ~1%/year for maintenance. If you're short of the median in your target city, Washington's assistance programs can bridge more than you think.
Get a real pre-approval
A verified pre-approval — documents checked, credit pulled — is the letter King County sellers take seriously. Shop 2–3 lenders in the same short window and compare loan estimates line by line.
Choose your city and neighborhood
Location drives your commute, school district, tax rate, and resale. Compare Seattle against the Eastside, South King County value markets, and north-end suburbs with our deeply local city guides.
Learn the King County offer game
Offer review dates, pre-inspections, and escalation addenda are standard here. Know which contingencies to keep, how escalation caps work, and how much earnest money is normal (1%–3%, with a 5% liquidated-damages cap under Washington law).
Read the Form 17 seller disclosure
Washington sellers must disclose what they know about the home under RCW 64.06 — and you get three business days to rescind after receiving it. Learn the red flags experienced agents scan for first.
Inspect like a local
A Puget Sound inspection has its own checklist: sewer scopes on older side sewers, buried oil tanks, crawlspace moisture, knob-and-tube wiring, and seismic retrofits. The $300 sewer scope is the most important money you'll spend.
Buying a condo or new construction? Extra homework
Condos add resale certificates, reserve studies, and loan warrantability. New construction means builder-written contracts, preferred-lender math, and a year-two property-tax jump.
Escrow, title, and closing day
Washington closes through escrow, not attorneys. Expect 30–45 days from mutual acceptance to recording, seller-paid owner's title policy by custom, split escrow fees, and buyer closing costs of roughly 1.5%–3% on top of your down payment.
After the keys
Set up insurance properly, build a seasonal maintenance rhythm for the Pacific Northwest climate, and understand the excise tax you'll face when you eventually sell.
King County buyer FAQs
How much down payment do I need in King County?
Not 20%. Conventional loans allow 3%–5% down, FHA 3.5%, VA 0% — and WSHFC's Home Advantage program offers down-payment assistance up to 5% of the loan amount statewide. On an $800,000 home, 5% down is $40,000; PMI applies below 20% but drops off as you build equity.
How long does it take to buy a home in King County?
From starting your search to keys, most buyers take 2–4 months: a few weeks to pre-approve, several weeks of touring and offers, then a 30–45 day escrow once an offer is accepted. Cash purchases can close in 7–10 days.
What are closing costs for buyers in Washington?
Typically 1.5%–3% of the purchase price on top of your down payment: lender fees, appraisal, lender's title policy, half the escrow fee, recording fees, and prepaid taxes and insurance. Washington sellers customarily pay the excise tax (REET) and the owner's title policy.
How competitive is the King County market?
Well-priced homes in popular neighborhoods still commonly set offer review dates and draw multiple offers, especially in spring. Pre-inspections, escalation addenda, and strong earnest money are standard tools. Less-competitive segments — condos, homes needing work, outer suburbs — offer more negotiating room.
Is FirstNest really free for buyers?
Yes — the guidance, guides, search, and calculators are free for buyers to use. Buyers aren't charged for any of it.
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