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Seattle Hard Money and Investor Loans

Every neighborhood residential lot in Seattle now allows a fourplex by right.

USA Mortgage funds investors across Seattle. Washington's statewide rent cap reaches most non-owner-occupied rentals. South King County offers the metro's strongest rental yield corridor. Business-purpose loans only, decisions made after underwriting review.

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You hear the decision from the people who underwrote your deal.

Built by right, not by variance

Seattle now allows at least four units on every Neighborhood Residential lot, six near transit, with a bonus path to nine on a typical lot. New construction also runs 12 years free of the statewide rent cap, so a ground-up hold starts life uncapped.

A bridge and CRE market, not a flip market

Seattle is tied for the lowest flip rate of any large US metro, so the volume flip business lives elsewhere. The rental yield story instead runs through South King County, where entry basis is lowest and gross yields run highest across the cities we serve.

Rent control is statewide, and Seattle layers its own rules on top

Washington's rent-increase cap now reaches non-owner-occupied rentals held by an LLC, not just Seattle addresses. Inside city limits, owners also carry a 180-day rent-increase notice, just-cause eviction, and rental registration and inspection through RRIO.

Loan programs in Seattle

Acquisition through exit, all funded or arranged by one lender.

Fix and Flip in SeattleRental / DSCR in SeattleGround-Up Construction in SeattleCRE Bridge in SeattleTransactional Funding in SeattleBank Statement / No-Doc in SeattleConventional Investment in SeattlePortfolio Loans in SeattleCRE Permanent in SeattleSBA Financing in Seattle

Seattle lending questions

Do you lend across the whole Seattle metro, not just the city?
Yes, across King County. We fund deals in Seattle, Bellevue, Renton, Kent, Auburn, Federal Way, Burien, and Shoreline. We are headquartered in Bee Cave, Texas, and every loan is business-purpose only, on investment property, with terms subject to underwriting. See how we lend across Washington or talk to us.
Does Washington actually have rent control now?
Yes. A statewide cap took effect May 7, 2025, and it reaches most rentals, including single-family houses held by an LLC. RCW 59.18.700 bars any rent increase in a tenancy's first 12 months, then caps increases to the lesser of 7% plus CPI or 10% in any 12-month period. The Department of Commerce sets the number each year: 9.683% for 2026. There is no cap between tenancies, so rent can reset to market once a unit turns over. The exemption for an owner-occupied single-family or small multi-unit property does not apply once a real estate investment trust, corporation, or LLC holds title, so titling a rental in an entity brings it under the cap. New construction is exempt for 12 years from its first certificate of occupancy. Talk to your attorney or CPA about how the cap fits your structure. See the DSCR program. Subject to underwriting.
Is Seattle's real estate excise tax graduated by city bracket?
No. The local share is a flat 0.50% everywhere in King County, Seattle included, with Skykomish the lone exception at 0.25%. The graduated brackets belong to the state portion of the tax, not the city: 1.10% up to $525,000, 1.28% from there to $1,525,000, 2.75% from there to $3,025,000, and 3.00% above that, plus the flat local share on top. On an $800,000 Kent or Renton purchase that works out to roughly $13,295 total, state and local combined. Talk to your attorney or CPA about who pays it in your contract. See the fix and flip program. Subject to underwriting.
What changed with Seattle's zoning that matters for a construction loan?
Every Neighborhood Residential lot in Seattle now allows at least four units by right, six near a major transit stop, under legislation that took effect January 21, 2026. A stacked-flats bonus lets a typical lot reach nine units at 1.8 FAR, and off-street parking requirements were dropped in frequent-transit areas and for all units under 1,200 square feet, which removes a cost that used to make small infill lots pencil poorly. New construction also carries a 12-year exemption from the statewide rent cap, so a ground-up hold is not capped the way an older rental is. Budget for the Mandatory Housing Affordability payment where it applies; it escalates with CPI every year. See the ground-up construction program. Subject to underwriting.
Where do DSCR rentals actually cash flow in King County?
In the South King County corridor, not in Seattle or Bellevue proper. Gross rental yields on current values run about 3.4% to 3.8% in Renton, Kent, Auburn, and Federal Way, against roughly 3.1% in Seattle and 2.2% in Bellevue, before taxes, insurance, or vacancy. Seattle and Bellevue carry the metro's highest values and lowest yields, so the underwriting thesis there leans on appreciation, not coupon. A South King County purchase is also where the entry basis runs lowest across the eight cities we serve. See the DSCR program. Subject to underwriting.
What credit score do I need to borrow in Seattle?
It depends on the program, and on our asset-based loans there is no minimum at all. Fix and flip, bridge, and construction loans carry no minimum score: we run credit, but it weighs far less than it would at a bank, and weaker credit is usually answered with lower leverage rather than a decline. DSCR and bank statement loans start at 640, conventional investment starts at 580, and transactional funding has no credit check at all. There is no hard credit pull to start. Subject to underwriting.
How much do I need to put down on a Seattle investment property?
Between 10% and 20% of the purchase on most programs. Fix and flip funds up to 90% of purchase and up to 100% of rehab, capped to ARV, so about 10% down. DSCR and conventional run up to 80% LTV: on a $650,000 Kent purchase that is up to $520,000 from us and $130,000 from you (650,000 x 80% = 520,000). Bank statement starts at 20% down, and construction runs to 70% LTV and 85% of cost. Budget King County excise tax and the property tax carry on top. Subject to underwriting.
What is the smallest loan you will write in Seattle?
$100,000 on most residential programs. Fix and flip, DSCR, and bank statement loans all start at $100K. SBA files start at $350K, and portfolio loans start at $500K across five or more properties. King County values mean the floor is rarely the constraint here; the ceiling can be, so send us the address and price before you go under contract. Subject to underwriting.
Serving Seattle and nearby
SeattleBellevueRentonKentFederal WayBurienShoreline
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-15.

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