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Tacoma Hard Money and Investor Loans

Raise the rent past a threshold and you may owe your tenant months.

USA Mortgage funds investors across Tacoma. Tacoma's older housing stock creates real rehab opportunity. Joint Base Lewis-McChord anchors steady rental demand nearby. Business-purpose loans only, terms set in underwriting.

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

Older stock, lower entry basis than Seattle

Tacoma's median home was built in 1968 and over half its stock predates 1980, against Seattle's 1981 and under 43%. Mid-tier home values run at roughly 58% of Seattle's, which is why the rehab spread survives here.

JBLM anchors the rental market nearby

Joint Base Lewis-McChord is the largest employer in Pierce County, and roughly 70% of its workforce lives off base. Its published military housing allowance for junior enlisted with dependents clears Tacoma's median observed rent, giving a landlord a federally funded floor under demand.

A local ordinance overlay worth underwriting

A rent increase of 5% or more can trigger a relocation-assistance payment to the tenant, and eviction carries seasonal restrictions that attach once an owner holds five or more Tacoma units. Neither is boilerplate to skip past.

Loan programs in Tacoma

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

Fix and Flip in TacomaRental / DSCR in TacomaGround-Up Construction in TacomaCRE Bridge in TacomaTransactional Funding in TacomaBank Statement / No-Doc in TacomaConventional Investment in TacomaPortfolio Loans in TacomaCRE Permanent in TacomaSBA Financing in Tacoma

Tacoma lending questions

Do you lend across all of Pierce County, not just the city of Tacoma?
Yes, across Tacoma and the wider Pierce County ring. We fund deals in Lakewood, Puyallup, Federal Way, Spanaway, Parkland, Gig Harbor, University Place, and Auburn. Federal Way sits in King County and Auburn straddles King and Pierce, but every one of these markets shares the same Puget Sound basin dynamics: an older Tacoma core surrounded by a fast-growing valley and I-5 corridor. USA Mortgage is a direct, business-purpose lender headquartered in Bee Cave, Texas, funding deals with our own capital in most states. Every loan is business-purpose only and terms are subject to underwriting. See how we lend across Washington or talk to us.
Why does Tacoma's older housing stock matter for a fix and flip deal?
Because the rehab inventory physically exists here in a way it does not in the newer suburbs. Tacoma's median home was built in 1968 and 52.1% of its stock predates 1980, against Seattle's 1981 and 42.8%. Tacoma's mid-tier home value also runs at roughly 58% of Seattle's, so a full cosmetic-plus-systems rehab is fundable at a price Seattle's minimum deal will not start at. Model the exit tax honestly: the graduated state real estate excise tax stacks with a flat 0.50% Pierce County local add-on that applies uniformly across every jurisdiction in the county. See the fix and flip program. Subject to underwriting.
What is the actual rent-increase notice rule in Tacoma right now?
Tacoma requires 180 days written notice on a City-established form, and a large increase can also trigger a payout to the tenant. Amended Substitute Ordinance 29086, effective January 1, 2026, changed the notice period under TMC 1.95.060 from 120 to 180 days and repealed the old two-notice structure once cited for this rule. Seattle also requires 180 days, so the notice length alone is not unique to Tacoma. What is Tacoma-specific: under TMC 1.100.050, a rent increase of 5% or more can obligate the landlord to pay the tenant two to three months of rent as relocation assistance within 30 days of the tenant's request, on top of the notice. Talk to your attorney about a specific increase before you serve notice. See the DSCR program. Subject to underwriting.
Does Washington cap how much I can raise rent on a Tacoma rental?
Yes. Washington caps annual rent increases statewide, and Tacoma investors need to plan around both the state cap and the city's own notice rule. Under HB 1217, effective May 7, 2025, a landlord may not raise rent at all during a tenancy's first 12 months, and after that the increase is capped at 7% plus CPI or 10%, whichever is less. The Department of Commerce set the 2026 maximum at 9.683%, with at least 90 days written notice required statewide. There is no cap on what a new tenant can be charged once a unit turns over. Talk to your CPA or attorney about a specific increase. Subject to underwriting.
Are there seasons when I cannot evict a tenant in Tacoma?
Yes, two overlapping windows, plus an exemption that changes once an owner holds five or more Tacoma rental units. Evictions are prohibited between November 15 and March 15 under TMC 1.100.063, and it is a defense to eviction if the tenant or a resident is a child, student, or educator during the Tacoma Public Schools academic year under TMC 1.100.060. Owners of four or fewer rental housing units in the City of Tacoma are exempt from both windows, along with several narrower exceptions such as owner move-in or a condemned unit. So the fifth Tacoma door an investor buys changes which eviction rules apply. Talk to your attorney before scheduling a Tacoma eviction. See portfolio loans. Subject to underwriting.
What credit score do I need to borrow on a Tacoma deal?
It depends entirely on which program you are in. Our asset-based loans, fix and flip, bridge and ground-up construction, carry no minimum score: we run credit, but it weighs far less than at a bank, and weaker credit usually means lower leverage rather than a decline. DSCR and bank statement start at 640. Conventional investment starts at 580. Transactional funding for a Tacoma double close has no credit check at all. There is no hard credit pull to start. See how we lend across Washington. Subject to underwriting.
How much cash do I need to bring to a Tacoma deal?
Roughly 10% on a flip, roughly 20% on a rental. On fix and flip we fund up to 90% of the purchase and up to 100% of the rehab, capped to ARV, so a $450,000 Tacoma purchase is up to $405,000 from us and $45,000 from you (450,000 x 90% = 405,000). On a DSCR rental we go to up to 80% LTV, so a $500,000 Tacoma rental is $400,000 from us and $100,000 from you (500,000 x 80% = 400,000). Closing costs and the Pierce County excise tax sit on top of both. See the fix and flip program. Subject to underwriting.
What is the smallest loan you will write in Tacoma?
$100,000 on most of what an investor buys here. Fix and flip, DSCR and bank statement all start at $100K. A portfolio or blanket loan starts at $500K across the combined properties, and SBA placement starts at $350K. Tacoma's mid-tier home value runs at roughly 58% of Seattle's, so those floors bind less often here than they would across the Sound. Subject to underwriting.
Serving Tacoma and nearby
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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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