Skip to main content
Apply nowApply now
Direct private lending in most states
Call us anytime at 512-617-9400
Program 01
Fix and Flip in Washington
Fix and flip loans funded across Washington, fast.
Built for the active flipper. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV, on a 6-month interest-only term. Washington's cost structure is the thing to model here: graduated excise tax on the sale, property tax at full value with no cap, and a trustee's sale calendar that runs long. Business-purpose only, and every structure is set in underwriting.
90%
of purchase
100%
of rehab
Same day
term sheet
$5M
max loan
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Draws are reimbursed quickly as work is completed, and a dedicated closer stays with your file from term sheet to payoff. You can get a term sheet the same day, and we typically fund within 48 hours of clear title, so most flips close in 5-7 days as soon as title and insurance come together.
Who it's for
Active fix and flip investors
First-time flippers welcome
Single-family and 1-4 units
Value-add and distressed buys
Auction and on-market deals
Typical terms
Loan amount$100K to $5M
Purchase leverageUp to 90% LTP
Rehab fundingUp to 100%
Term6 months
RateFrom 9.99%*
PaymentsInterest-only
*Typical terms, subject to underwriting and market conditions.
Run your Fix and Flip numbers.
Pressure-test the deal in seconds with our free fix and flip calculator, no sign-up required.
Local FAQ
Fix and Flip in Washington, answered.
Can you fund a Washington trustee's sale purchase, and how much lead time is there?
Yes, and Washington gives you more warning than most states. Under chapter 61.24 RCW the written notice of default goes out at least 30 days before a notice of sale can be recorded, the notice of trustee's sale is recorded and mailed at least 90 days before the sale, and it is published twice, once between the 35th and 28th day out and once between the 14th and 7th. RCW 61.24.040(12) sets a hard floor: the sale cannot occur less than 190 days from the date of default. The catch is the back end. A borrower can cure up to 11 days before the sale date, so a file you have tracked for months can vanish the week before. Get the money committed early and expect attrition. We issue a term sheet the same day and typically fund in 5 to 7 days once title and insurance come together. Apply now. Subject to underwriting.
What does Washington's excise tax take out of my flip spread?
More than a flat-tax state, and it is graduated, so it bites harder as your ARV climbs. The state REET rates in effect since January 1, 2023 are 1.10% up to $525,000, 1.28% from there to $1,525,000, 2.75% up to $3,025,000, and 3.00% above, plus a $5 state technology fee per transfer. A city or county may add 0.25%, and a jurisdiction planning under the Growth Management Act may add another 0.25%. On an $800,000 resale in a full 0.50% local city: $5,775 on the first $525,000, $3,520 on the next $275,000, so $9,295 of state REET, plus $4,000 local, roughly $13,295 or about 1.66% of the sale price. Model that line in the exit before you sign, not after. The thresholds get adjusted every fourth year and 2026 is an adjustment year, so re-check DOR before you rely on them for a 2027 sale, and confirm the local rate for the city. Run the whole deal on the fix and flip calculator. Who bears REET at closing is a contract question for your attorney; we have not verified the custom.
Does Washington tax the gain on a flip?
No state capital gains excise tax on real estate transferred by deed, and no B&O on the sale proceeds. RCW 82.87.050(1) puts outside the capital gains tax all real estate transferred by deed, real estate contract, judgment, or other lawful instruments that transfer title and are filed as a public record with the county. DOR's own page lists real estate first among exempt assets. Separately, RCW 82.04.390 says the business and occupation tax chapter does not apply to gross proceeds derived from the sale of real estate, and WAC 458-20-118 says the same for rentals. One nuance worth knowing before you get creative: if you sell an interest in the entity rather than the deed, RCW 82.87.050(2) exempts the gain only to the extent it relates to real estate the entity directly owns, so selling the LLC can create Washington exposure that selling the property does not. Take your own structure to a Washington CPA.
What insurance should I expect to carry on a Washington rehab?
Budget for a quake add-on, because it is not in the base policy. The Washington Office of the Insurance Commissioner is direct about it: earthquake insurance is coverage you add to a homeowner policy or buy separately, and deductibles run 10% to 25% of the maximum the policy would pay on the building, not a flat dollar figure. Earth movement generally, including landslide, settling, and sinking, is excluded as well, which matters on hillside lots. And there is a timing trap: after an earthquake, carriers normally impose a waiting period before you can buy coverage, so it is not something you add once the news breaks. A vacant-dwelling or builder's risk policy is its own product. We do not publish premium levels for Washington because we have not sourced them. Get a bound quote on the specific address before you lock your carry assumptions.
How should I model property tax carry over a 6-month Washington hold?
At full value, with no cap to protect you. RCW 84.40.030(1) requires all property to be valued at 100% of its true and fair value, and Washington has no assessment-increase cap and no general homestead exemption, so nothing about buying a flip out of an owner-occupant's hands lowers the standard applied to it. The 1% number you may have heard is a levy limit on taxing districts, not a ceiling on a bill: RCW 84.55.010 caps a district's regular levy growth at the lesser of 101% or 100% plus inflation, but an individual parcel can move faster when values shift or voters approve levies. If the assessment looks wrong, the petition to the county board of equalization is due by July 1 of the assessment year, or within 30 days of the value-change notice, or within a county window of up to 60 days, whichever is later. Counties set their own windows. Carry differs a lot by market, so check the specific metro, for example Spokane fix and flip or Seattle fix and flip.
What credit score do I need for a Washington fix and flip loan?
There is no minimum score on this program. We do run credit, but on an asset-based loan it carries far less weight than it would at a bank. The file turns on the property, the rehab budget, and the after repair value. Weaker credit is usually answered with lower leverage rather than a decline, and there is no hard credit pull to start. Subject to underwriting.
How much cash do I need to bring to a Washington flip?
Roughly 10% of the purchase, plus closing costs and a contingency. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV. On a $600,000 purchase that is up to $540,000 from us and $60,000 from you (600,000 x 90% = 540,000), with rehab drawn against the schedule rather than paid up front. Then size the contingency against the excise tax on the exit, which is graduated and rises with your resale price. Subject to underwriting.
What is the smallest Washington flip you can fund?
$100,000 is the floor and $5,000,000 is the ceiling. Below $100,000 the fixed cost of a closing eats the deal for both of us. The term is 6 months, interest-only, which has to cover rehab, listing, and a price reduction if you need one. Washington closes through escrow rather than an attorney, so build the escrow company's calendar into that window too. Subject to underwriting.
Can I get a Washington fix and flip loan on my first deal?
Yes. First-time flippers are welcome on this program. The file is underwritten on the property, the budget, and the exit, so a thin track record is not a decline by itself. Expect it to show up in leverage rather than in a yes or no, and expect harder questions about your contractor and your ARV support. On a first Washington deal, the two costs people miss are the graduated excise tax on the sale and the earthquake add-on that is not in the base insurance policy. Subject to underwriting.
More Fix and Flip questions, answered on the program page
Resources
Guides for Fix and Flip
Fix and Flip · 6 min read
Fix and Flip Loan Requirements: What You Need to Get Funded
Read the guide Strategy · 6 min read
Financing the BRRRR Method: Buy, Rehab, Rent, Refinance, Repeat
Read the guide Fix and Flip · 5 min read
What Is ARV (After-Repair Value) and How Do You Calculate It?
Read the guide Rates & Costs · 5 min read
Hard Money Loan Rates and Costs, Explained
Read the guide Compare
Fix and Flip vs. other options
More in Washington
Other programs in Washington
Rental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
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 2026-08-12.
Funding Washington deals fast.
Get real terms, usually same day. No obligation, no hard credit pull to start.