Resource Center
Washington Mortgage Resource Center
A mortgage-first knowledge base for buying, financing and owning a home in Washington. Loan programs, qualifying and pricing come first, then everything around the loan that can change it: appraisals, inspections, contracts, taxes, insurance, selling and the years after closing.
Browse by topic
Mortgages come first, because that's my job. Everything else is here because it changes your loan: the appraisal, the inspection, the contract, taxes, insurance, HOA dues and the home you're selling.
Mortgages
Mortgage Basics
How a mortgage actually works: payment structure, PITI, terms, amortization, escrow accounts, servicing and underwriting, explained the way I'd explain it on a phone call.
6 guides →Loan Programs
Conventional, FHA, VA, USDA, jumbo, first-time buyer and investment financing, what each program allows and who it actually fits.
2 guides →Qualifying & Underwriting
Credit, income, self-employment, assets, debt-to-income, loan-to-value, reserves and the conditions underwriters ask for, plus what each document actually proves.
Browse →Rates & Pricing
How a rate is actually built: pricing grids, credit and LTV adjustments, points, lender credits, locks, margins and loan officer compensation. Including how I get paid.
Browse →Refinancing & Equity
Rate-and-term, cash-out, VA IRRRL, FHA streamline, HELOC versus refinance, recasting and removing mortgage insurance, with break-even math before you pay a single fee.
2 guides →Closing Costs & Concessions
Lender fees, title and escrow, prepaids, reserves, discount points, permanent and temporary buydowns and seller concessions, line by line, no surprises at signing.
2 guides →Buying a Home
Home Buying
Pre-approval, budget, down payment, offers, earnest money, contingencies and the buying timeline, the questions every Washington buyer asks before writing an offer.
3 guides →Questions Buyers Don't Know to Ask
Can the seller pay my closing costs? Can I ask for the hot tub? Can I buy a car before closing? Straight answers to the questions that decide deals.
Browse →Who's Who
Loan officer, agent, processor, underwriter, appraiser, inspector, escrow, title and insurance. Who does what, who works for you, and who can hold up a closing.
Browse →The Real-Estate Transaction
Appraisals, Inspections, Escrow & Title
Appraisals and low-value outcomes, reconsideration of value, inspections and repair negotiation, escrow, title, easements and closing mechanics, and how each one moves the loan.
Browse →Contracts & Negotiation
Offers, Washington forms in plain English, commissions, what is actually negotiable beyond price, personal property versus real property, and new construction.
Browse →Taxes, Insurance & HOA
Property taxes, levies, homeowners and flood insurance, HOA dues and special assessments, and why a fixed-rate loan still doesn't mean a fixed total payment.
Browse →Market Insights
Market History
Time-stamped notes on rates and Washington housing conditions from 2020 forward, each one with what I thought then and what I'd say now.
1 guides →Dom's Take
My analysis and opinions: what the industry gets wrong, what I'd do with my own money, and the calls where I've changed my mind.
Browse →This week in mortgages
HELOC pricing keeps improving while purchase demand stays steady
Updated August 24, 2026
- HELOC rates have come down, several clients are now pulling equity instead of refinancing a low first-lien rate.
- Purchase pre-approvals are closing at an average of 15 days or less, so short contract timelines are workable.
- Fixed-rate quotes remain highly credit- and LTV-sensitive: a 20-point score move can change pricing materially.
- Sellers are engaging on concessions again, which makes a temporary rate buydown worth pricing on most offers.
Not a rate sheet. Ask me for a live quote, pricing moves daily with the bond market. Call (206) 335-7334 for live pricing.
Latest guides
Washington market pages →September 9, 2026 · 5 min read
Using Stocks, Retirement, and Crypto to Buy Your Next Home
Learn how underwriters verify non-cash assets like 401ks, stock portfolios, and cryptocurrency, and how to keep your home purchase on track.
September 9, 2026 · 5 min read
How Much of Your Overtime, Bonus, and Commission Income Actually Counts for a Mortgage?
Learn how lenders analyze variable income like overtime, bonuses, and commission, and what steps you can take to make sure your extra earnings count toward your home purchase.
September 9, 2026 · 5 min read
Understanding Mortgage Reserves: How Asset Verification Impacts Your Approval
Demystify mortgage reserves. Learn what underwriters look for, which assets qualify, and how to protect your approval in Snohomish County.
September 9, 2026 · 5 min read
Understanding Loan-to-Value and Equity in a Normalizing Market
Discover how your loan-to-value ratio and appraised value shape your financing options, with specialized insights for Woodinville buyers pursuing jumbo loans.
September 9, 2026 · 5 min read
Why Structure Beats Purchase Price in Spokane Valley Right Now
Stop waiting for list prices to drop. Here is why financing structure, seller concessions, and strategic equity plays will save you more money in today's normalizing Spokane market.
September 9, 2026 · 5 min read
Demystifying Debt-to-Income: How Your Payment Breakdown Drives Your Mortgage Qualification
Learn how lenders calculate your debt-to-income ratio, what underwriters are looking for, and how a balanced market in the Yakima Valley changes your qualifying strategy.
September 9, 2026 · 5 min read
Changing Jobs Before Closing: How to Document Career Moves for Your Mortgage
Switching careers or working through employment gaps does not have to stall your home purchase. Learn how mortgage underwriters view job changes and how to prepare your documentation.
September 9, 2026 · 5 min read
Qualifying with Retirement, Social Security, and Rental Income in Thurston County
Learn how underwriters verify retirement accounts, Social Security benefits, and rental income to secure your purchase loan in Olympia's balanced housing market.
Ready for a straight answer on your numbers?
A twenty-minute call gets you a real payment range, a cash-to-close figure, and a plan for what comes next.