— King County

King County
Home Loan Specialists

Mortgage financing for luxury waterfront estates, tech executive homes, high-rise condominiums, and investment properties across Seattle, Bellevue, Mercer Island, and the Eastside.

— ABOUT King County LOANS

King County
Mortgage Financing

Pacific Home Loans provides mortgage financing throughout King County, including Seattle, Bellevue, Mercer Island, Kirkland, Redmond, and surrounding communities. We offer conventional, FHA, VA, jumbo, portfolio, and Non-QM loan programs structured for King County’s diverse and high-value property landscape.

King County is the economic engine of the Pacific Northwest and home to one of the most concentrated populations of high-income, complex-income borrowers in the United States. With a 2026 high-balance conforming loan limit of $977,500 – the highest in the Pacific Northwest — a significant share of King County’s luxury and Eastside transactions still require jumbo or portfolio financing. Amazon, Microsoft, Boeing, and a dense technology ecosystem have created a borrower profile unlike any other Pacific Northwest market, with RSU compensation, stock options, business income, and equity-driven wealth all requiring sophisticated mortgage structuring.

— ABOUT King County COUNTY LOANS

Seattle Luxury &
High-Rise Financing

Seattle’s in-city luxury market spans several distinct neighborhoods – from the established enclaves of Madison Park and Laurelhurst to the urban high-rise market of Belltown, South Lake Union, and Capitol Hill. These markets attract primary residence buyers, tech executives, and investors, and frequently involve financing complexity that extends well beyond standard agency guidelines.

Key Seattle Luxury Markets

  • Madison Park – Seattle’s most prestigious in-city neighborhood with lakefront estates and high-value residential properties
  • Laurelhurst – established luxury enclave adjacent to Lake Washington with custom estate properties
  • Capitol Hill & First Hill – high-demand urban neighborhoods with luxury condominiums and high-rise residences
  • South Lake Union – Amazon’s headquarters neighborhood with luxury high-rise condominiums and new construction
  • Queen Anne – hilltop luxury community with panoramic city, Sound, and mountain views

Financing in the Seattle luxury market commonly involves:

  • Jumbo loan amounts above the $977,500 high-balance conforming limit in premium neighborhoods
  • RSU and stock option income from Amazon, Microsoft, and other tech employers
  • Non-warrantable condominium projects in South Lake Union and Belltown high-rises
  • Complex borrower profiles – tech executives, founders, physicians, and entertainment professionals
  • Competitive purchase environments requiring fast, credible pre-approval

For high-value and complex transaction structuring:
→ Portfolio Loans & Flexible Financing Solutions

For jumbo and high-balance financing:
→ Jumbo Loans

— SPECIALIZED FINANCING

Eastside Luxury
Real Estate Financing

The Eastside communities of Bellevue, Mercer Island, Medina, Kirkland, and Redmond have become the preferred residential destination for Washington’s technology elite. Proximity to Microsoft’s Redmond campus and Amazon’s growing Bellevue presence, combined with excellent schools and a calmer pace than urban Seattle, has driven Eastside transaction values to among the highest in the Pacific Northwest.

Key Eastside Communities

  • Mercer Island – Seattle’s most exclusive island enclave, accessible only by bridge, with waterfront estates and high-value residential properties regularly exceeding $5 million
  • Medina – ultra-luxury Eastside community with some of the highest residential values in Washington State
  • Clyde Hill & Yarrow Point – prestigious Eastside communities with Lake Washington waterfront access
  • Bellevue – Washington’s second-largest city with a rapidly growing luxury high-rise and Eastside estate market
  • Kirkland – lakefront community on Lake Washington with strong tech-sector demand and luxury waterfront properties

Financing in Eastside markets commonly involves:

  • Jumbo and portfolio loan amounts frequently exceeding $3 million in Mercer Island, Medina, and waterfront communities
  • RSU income structuring for Amazon and Microsoft employees – including restricted stock, unvested grants, and bonus income
  • Self-employed tech founders and executives requiring bank statement or asset-based qualification
  • Competitive multiple-offer environments requiring non-contingent structuring
  • Bridge and portfolio solutions for buyers simultaneously selling a current property

For high-value and complex transaction structuring:
→ Portfolio Loans & Flexible Financing Solutions

For jumbo financing:
→ Jumbo Loans

— King County LOAN OPTIONS

King County Investor,
Non-QM Financing, & More

Tech Professional & RSU Income Financing

King County has the highest concentration of RSU-compensated tech employees in the Pacific Northwest. Amazon, Microsoft, Google, Meta, and dozens of mid-stage technology companies compensate employees with restricted stock units, stock options, and performance bonuses that require specific documentation and underwriting approaches to use effectively in mortgage qualification.

Our team structures financing for tech borrowers including:

  • RSU income documentation and vesting schedule analysis for Amazon and Microsoft employees
  • Stock option and bonus income consideration in qualifying income calculations
  • Self-employed tech founders using bank statement or asset-based qualification
  • Dual-income tech households with complex combined income structures
  • Buyers using equity from company liquidity events to fund purchases

→ Explore Non-QM Mortgage Programs 
→ Explore Portfolio Loans & Flexible Financing Solutions

Urban Condominium & High-Rise Financing

King County’s urban condominium and high-rise market – concentrated in Belltown, South Lake Union, Capitol Hill, and Bellevue’s growing downtown core – includes developments where financing may require additional project-level review. Many of Seattle’s and Bellevue’s most desirable urban residences involve HOA compositions or investor concentration levels that require non-agency or portfolio financing.

Properties may include:

  • Non-warrantable condominium characteristics in high-rise and mixed-use buildings
  • High investor ownership concentration above agency thresholds
  • Commercial ground-floor components in mixed-use projects
  • New construction with incomplete HOA reserve funding

For condominium-specific complexity and non-warrantable projects:
→ PrimeResort™ Condo Financing

Full-Service King County Mortgage Programs

In addition to specialized financing solutions, Pacific Home Loans offers a complete range of traditional agency programs:

→ Conventional Loans
→ FHA Loans
→ VA Loans
→ HomeReady
→ Home Possible 

— WHY PACIFIC HOME LOANS

Pacific Home Loans
in King County

  • Deep experience structuring financing for tech professionals with RSU and equity compensation
  • Expertise with Amazon, Microsoft, and technology sector income documentation
  • In-house underwriting and portfolio capital solutions for high-value and complex transactions
  • Access to jumbo, Non-QM, and alternative documentation programs
  • Expertise with non-warrantable condominiums and urban mixed-use project financing

Pacific Home Loans structures financing solutions that match the complexity of King County’s real estate market – whether the property is a waterfront estate on Mercer Island, a Bellevue luxury high-rise condominium, or a tech executive’s Eastside primary residence.

Condo Financing Expertise

Expertise in complex condo, condotel, and financing for resort marketplaces.

In-House Service

In-house underwriting and delegated lending capabilities for faster, better service.

Flexible Borrower Solutions

Experienced with high-value and luxury transactions, offering loan amounts up to $30 million.

Licensed Across 10 States

Hawaii-headquartered with multi-state licensing – serving borrowers wherever their investment journey takes them.

Dedicated Loan Team

Every borrower is supported by a dedicated team from application through closing – not passed between departments.

Streamlined Process

Pre-qualify quickly, upload documents securely online, and e-sign mortgage disclosures from anywhere.

— COMMON QUESTIONS

King County
Mortgage FAQ

Have a question not answered here? Our team is available to walk through your specific scenario.

The 2026 high-balance conforming loan limit in King County is $977,500 for a single-family property – the highest in the Pacific Northwest. Properties with loan amounts above this threshold require jumbo or portfolio financing. Many waterfront estates, Mercer Island properties, and Eastside luxury homes exceed this limit significantly, and our team offers competitive programs for these transactions.

RSU (Restricted Stock Unit) income can be used in mortgage qualification when properly documented. Lenders typically evaluate vesting history, the stability of continued grants, and the employer’s financial health. For Amazon, Microsoft, and other major tech employers, RSU income is generally well-documented and can meaningfully strengthen a borrower’s qualifying profile. Our team is experienced with RSU income structuring for King County’s tech workforce.

Yes. Non-warrantable condominium projects in Seattle and Bellevue may qualify for portfolio or non-agency financing when standard agency guidelines cannot be met. Project review includes HOA financials, investor ownership concentration, insurance coverage, and occupancy ratios. Contact our team for a project-level review.

Yes. Self-employed tech founders, executives with complex compensation structures, and business owners frequently benefit from bank statement loans, asset-based qualification, or portfolio solutions that evaluate the full financial picture rather than relying solely on W-2 income. Our team structures these scenarios regularly.

Loan amounts vary by program and borrower qualifications. Financing solutions may be available up to $30 million depending on property type, loan structure, and underwriting guidelines.

Start Your King County Financing Strategy

Whether you are purchasing a waterfront estate on Mercer Island, a luxury condominium in Bellevue, or an investment property in Seattle, our team can help structure the right financing solution.

Call 1-866-389-2778