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Tri-Cities Hard Money and Investor Loans

Two counties, two tax stacks: we underwrite the one your parcel sits in.

USA Mortgage funds investors across the Tri-Cities. Kennewick, Pasco, and Richland sit in two counties. Kennewick Irrigation District liens can outrank your mortgage. We fund business-purpose deals only, subject to underwriting.

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

Two counties, two tax trajectories

Franklin County's certified taxes rose 8.3% for 2026 while Benton County's rose 0.56%, and Kennewick's own council voted down a 1% levy increase. A Tri-Cities portfolio needs its tax line modeled by parcel, not by metro.

A rent-to-value edge over Seattle

Gross rent-to-value runs 4.63% metro-wide against Seattle's 3.54%, and West Richland alone clears 5.02%, on July 2026 Zillow data. It is a gross ratio, not a cap rate, but the spread is why a Tri-Cities DSCR deal often pencils where a Puget Sound one does not.

An irrigation assessment can outrank your mortgage

Parcels inside the Kennewick Irrigation District carry a separate annual charge, from $30 to over $1,300 depending on lot size, plus a $78.60 capital charge. Washington law makes that assessment a lien senior to any mortgage on the property.

Loan programs in Tri-Cities

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

Fix and Flip in Tri-CitiesRental / DSCR in Tri-CitiesGround-Up Construction in Tri-CitiesCRE Bridge in Tri-CitiesTransactional Funding in Tri-CitiesBank Statement / No-Doc in Tri-CitiesConventional Investment in Tri-CitiesPortfolio Loans in Tri-CitiesCRE Permanent in Tri-CitiesSBA Financing in Tri-Cities

Tri-Cities lending questions

Do you lend to investors across the Tri-Cities?
Yes, across both Benton and Franklin counties. We are a direct business-purpose lender, and we fund deals in Kennewick, Pasco, Richland, West Richland, Benton City, Prosser, Connell, and Finley. Kennewick, Pasco, and Richland hold 241,070 of the metro's 329,100 people, and the metro has grown about 8.4% since the 2020 census. USA Mortgage is headquartered in Bee Cave, Texas, and funds deals in most states with our own capital. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See how we lend across Washington or talk to us.
How much will property taxes run on a Tri-Cities investment property?
It depends which county and which city, and the two counties aren't close. Kennewick sits in Benton County at 7.4589857453 per $1,000 of assessed value for 2026; Richland, also Benton, runs 8.9281051139; West Richland carries the metro's highest stack at 10.2226569679; and Pasco, across the river in Franklin County, runs 8.6193740943. That is roughly $1,855 a year apart on comparable houses between Kennewick and West Richland. Washington revalues annually to true and fair value with no acquisition-triggered reset, so a purchase at market shows up on the following year's bill. Talk to your CPA about your own position. See the DSCR program. Subject to underwriting.
Can I run a short-term rental in the Tri-Cities?
Not in Pasco, and it is unresolved on paper in Richland. Pasco's own FAQ says short-term rentals under 30 days are not allowed, and the city licenses and inspects long-term rentals separately. Richland's code has no chapter naming short-term rentals; the closest match is a bed-and-breakfast provision that requires an owner-occupied residence and caps rentable rooms at four. Kennewick and West Richland's short-term rental rules were not found in this research and should be confirmed with each city before you close. Where short-term rentals are allowed, budget for the total lodging tax: 10.8% in Kennewick and Richland, and 10.9% in Pasco, effective October 2026. See the fix and flip program. Subject to underwriting.
What does the current Tri-Cities market mean for underwriting a deal?
This reads as a yield-and-population market, not an appreciation market. Metro home values were flat, up 0.2% year over year as of July 2026, median list price was down 0.8%, days on market drifted from 52 to 57, and active inventory rose 18.4%. Underneath that, the metro keeps adding population and permitted nearly as many apartment units as houses in the first half of 2026, up 92% from a year earlier. Underwrite the exit on today's numbers and watch the apartment pipeline compress rents in a heavy-supply submarket. Subject to underwriting.
Why does a direct lender fit the Tri-Cities market better than a bank right now?
Because this metro has moving parts a formula misses. Benton and Franklin counties have separate assessors, separate boards of equalization, and different tax trajectories: Franklin's certified taxes rose 8.3% for 2026 while Benton's rose 0.56%. A parcel inside the Kennewick Irrigation District also carries a separate annual assessment that, under Washington law, is a lien senior to any mortgage. Washington's foreclosure process is non-judicial under state law, which affects how a lender prices risk and how fast a deal can move if something goes wrong. We underwrite each Tri-Cities deal on its own county, its own city, and its own numbers. Apply now.
What credit score do I need to borrow on a Tri-Cities investment property?
It depends entirely on the program. On asset-based loans, fix and flip, bridge and ground-up construction, there is no minimum score and credit carries far less weight than it would at a bank; weaker credit is usually offset with lower leverage rather than a decline. DSCR and bank statement 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 cash do I need to bring to a Tri-Cities deal?
Between about 10% and 20% of the purchase, depending on the program. Fix and flip funds up to 90% of purchase and up to 100% of rehab, so roughly 10% down. DSCR, conventional and bank statement run to 80% LTV: on a $435,000 Kennewick purchase, the city's July 2026 mid-tier value, that is $348,000 from us and $87,000 from you (435,000 x 80% = 348,000). SBA financing on an owner-occupied building goes up to 90%. Budget the parcel's tax line and any irrigation assessment on top of that. Subject to underwriting.
What is the smallest loan you will write in the Tri-Cities?
$100,000 on most residential programs. Fix and flip runs $100,000 to $5 million, and DSCR and bank statement run $100,000 to $3 million. Commercial sits higher: SBA starts at $350,000, and a portfolio blanket loan starts at $500,000 across five or more properties. Send us the purchase price and we will tell you early whether it fits. Subject to underwriting.
Serving Tri-Cities and nearby
KennewickPascoRichlandWest RichlandBenton CityProsserConnellFinley
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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 2026-08-21.

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