Washington’s main first-time homebuyer programs run through the Washington State Housing Finance Commission, which offers statewide first mortgages and down payment assistance loans through participating lenders, usually with income limits and a homebuyer education class. Pierce County buyers may also qualify for federal options like FHA and VA loans, and some buyers qualify for the state’s Covenant Homeownership Program. The right fit depends on your income, credit, savings, and the home you want to buy.
Program details and limits change, so use this guide to understand how the pieces fit, then confirm current numbers with a participating lender before you shop.
Washington State Housing Finance Commission programs
The Commission’s homebuyer programs, now presented under the name Here to Home, include:
- Home Advantage: a statewide first mortgage program that can be paired with down payment assistance.
- Down payment assistance loans: including Home Advantage DPA, a needs-based Home Advantage option, Opportunity DPA, and Veterans HomeChoice for eligible veterans.
- Regional programs in certain areas of the state.
Common requirements include working with a trained participating lender, completing a free homebuyer education seminar, and staying within income and purchase-price limits. Assistance is typically a loan rather than a grant, often deferred until you sell or refinance. Check current amounts and terms at the Commission’s site or with a participating lender.
The Covenant Homeownership Program
Washington’s Covenant Homeownership Program offers a 0% interest down payment and closing cost assistance loan of up to $150,000 for eligible buyers, with possible forgiveness after five years for qualifying households. Eligibility includes income at or below 120% of the area median income for the county, not having owned a home in the past three years (with limited exceptions), and specific residency and family-history requirements tied to living in Washington before 1968. Review the program’s eligibility details directly.
Federal loan options to know
| Loan type | What stands out | Good fit for |
|---|---|---|
| FHA | Low minimum down payment and flexible credit guidelines; mortgage insurance applies | Buyers with smaller savings or thinner credit |
| VA | No down payment required for eligible service members and veterans | Military families, including those at JBLM |
| Conventional | Low down payment options exist; mortgage insurance can come off later | Buyers with steady income and good credit |
See HUD’s homebuying resources and the VA home loan program for official details. If you’re relocating on orders, read our guide to buying a home near JBLM.
Buying your first home in Pierce County?
Josh can connect you with lenders who work with state programs and help you find homes that fit program limits. Start your search with The Barnard Group.
Steps to get started
- Talk to a participating lender. Ask which programs you qualify for and what they’d mean for your monthly payment and cash to close.
- Take the homebuyer education class. It’s often required and useful even when it isn’t.
- Get pre-approved for the specific program you plan to use.
- Budget beyond the down payment. Include closing costs, inspections, and moving. See buyer closing costs in Pierce County.
- Know the full monthly cost, including property taxes, insurance, and any HOA dues.
Writing competitive offers with assistance
Sellers care most about whether a deal will close on time. Buyers using assistance programs can write strong offers by having a complete pre-approval, a lender who responds quickly, and realistic timelines. In some situations, asking the seller to help with costs can make sense; see our guide to seller-paid rate buydowns.
Frequently asked questions
Do I have to be a first-time buyer to use these programs?
Not always. Requirements vary by program, and some define “first-time” as not having owned a home in the past three years. A participating lender can tell you which programs you qualify for.
Is down payment assistance free money?
Usually it’s a loan, often with deferred payments, that you repay when you sell or refinance. Some programs offer forgiveness under certain conditions.
Can I use assistance on any home?
Programs set purchase price and property rules. Confirm the limits before you start touring.
Start with a plan
The best first step is a conversation about what you can comfortably afford. Book a complimentary strategy session with Josh Barnard and The Barnard Group, and we’ll help you map out your path to your first Pierce County home.
Program terms, limits, and eligibility change. This article is general information; confirm current details with a participating lender and the program administrator.
