Mortgage Loans in the Tri-Cities

Mortgage rates in the Tri-Cities mirror national market rates because they are driven by bond markets, not geography. Your actual rate depends heavily on your credit score, loan-to-value ratio, and loan type. Beeline shops many lenders and structures your loan around your specific situation. Get your actual rate from a loan officer →

Some addresses in and around Pasco may qualify for USDA rural development loans, particularly on the outskirts of the city and in Franklin County. USDA eligibility is checked at the individual property address level, not the city name. Our team can run your specific address against USDA maps instantly. If eligible, USDA offers 0% down for buyers within income limits.

For FHA loans, the minimum is 580, with as low as 3.5% down for eligible buyers. Scores of 500 to 579 need a larger down payment. Conventional loans require 620+, with stronger rates starting at 740. VA loans for veterans have no official minimum, though our guidelines typically want at least 580. USDA loans generally require 640+. If you are below these thresholds, our team can outline a specific path to get you qualified.

Yes. For buyers in Kennewick, Richland, and Pasco, Beeline offers FHA down payment assistance through our lender partners. It can help cover part of your down payment and closing costs and is a second loan that sits behind your FHA mortgage. Repayable and forgivable options may be available. Terms and eligibility vary by program and are confirmed when we review your file. Washington's Housing Finance Commission runs its own programs through its own approved lenders; Beeline doesn't originate those.

Richland typically commands the highest median prices (~$400,000 in 2026) due to its proximity to Hanford Site employment and well-established neighborhoods. Kennewick sits in the middle (~$350,000) as the commercial hub with broader inventory. Pasco is the most affordable (~$330,000) and is growing rapidly, with the lowest entry prices of the three. All three cities are served by Beeline Mortgage with the same speed and access to many lenders.

For 2026, the FHA single-family loan limit in both Benton County (Kennewick, Richland) and Franklin County (Pasco) is $541,287. With the Tri-Cities median well below that threshold, FHA loans are broadly accessible for buyers across all three cities, including those with lower down payments and credit scores in the 580+ range.

Yes. VA loans are available to eligible veterans and active-duty service members buying in Kennewick, Richland, and Pasco. Eligible veterans may be able to buy with no down payment and no monthly mortgage insurance, subject to VA eligibility, lender requirements, and approval. The Tri-Cities has a solid veteran community, and our team handles VA loans across Benton and Franklin counties with no geographic restrictions in Washington State.

Yes. Bank statement loan programs are designed for self-employed buyers, business owners, and 1099 earners. Rather than using tax returns (which often show lower income due to write-offs), these programs qualify you on 12 to 24 months of bank deposits. Agricultural and small business owners are a significant part of the Tri-Cities economy, making bank statement loans relevant here. Beeline shops many lenders and structures these around your specific file.

A typical Tri-Cities mortgage closes in 21 to 30 days once you are under contract, assuming a complete application and no appraisal delays. Beeline's broker model can often move faster than bank branches because we are not limited to one institution's internal committee process. Our team moves the file directly. VA loans and USDA loans can take slightly longer (30 to 45 days) due to additional government processing steps. Cash-strong conventional offers can sometimes close in 15 to 21 days.