First-Time Buyer Hub · South King County
Your first home, explained from the first step.
First-time buyers are one of our core client types. This hub walks you through the money, the process, and the questions to ask, in plain language, starting right here.
Affordability, plainly
What you actually need, in numbers.
Recent medians in the towns first-time buyers shop most: around $735,000 in Maple Valley, $667,000 in Black Diamond, and $721,000 in Bonney Lake. On a $700,000 home, the minimums look like this: 3% down on a conventional loan, about $21,000, or 3.5% on an FHA loan, about $24,500. Eligible veterans can buy with 0% down on a VA loan.
Washington's Housing Finance Commission offers down payment assistance through programs like Home Advantage, up to 4% of the loan amount as a deferred 0% interest loan, and House Key Opportunity for buyers within income limits. Programs require homebuyer education and have caps, so eligibility checks come first.
Beyond the down payment, budget 2% to 4% of the price for closing costs, plus earnest money and inspections. The monthly payment depends on your rate and terms, which is why the first move is always a lender conversation.
The path
Six steps from renter to owner.
Check your credit and savings
Know your credit score, pull together your down payment and closing-cost funds, and get a sense of your monthly comfort zone.
Talk to a lender
Get pre-approved, not just pre-qualified. We will connect you with local lenders who explain every line of the estimate.
Ask about down payment help
Washington State's Housing Finance Commission runs programs like Home Advantage and House Key Opportunity. Eligibility checks are worth doing early.
Build your must-have list
Town, school catchment, commute, yard, and the difference between a want and a need. This keeps every tour productive.
Tour with a plan
See homes that match your criteria, compare them honestly, and get our read on value and competition for each one.
Offer, inspect, close
A strong offer, a thorough inspection, and a clear closing. We negotiate and coordinate so the finish line stays in view.
Smart questions
Questions to ask every lender.
A lender conversation is not a one-way pitch. Bring this list, and compare two or three estimates before you choose.
What is my total monthly payment, including taxes, insurance, and HOA dues?
What rate am I locked at, and for how long is it guaranteed?
What does my loan estimate actually say about closing costs and fees?
Do I qualify for Washington down payment assistance programs?
How much would I need to refinance or sell for in five years to break even?
Your first home is closer than it feels
Start with a no-pressure buyer consultation.
We will walk you through affordability, assistance programs, and the first steps, with no obligation to commit to anything.
Plan your first home
Tell us about your timeline and budget, and we will map your first three steps.