Yakima fix and flip loans, entry basis over exit speed.
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. Yakima's mid-tier homes trade at under half the Seattle metro's value, so a full cosmetic rehab is fundable at a total basis under a Seattle down payment. The spread here gets made at purchase, not at resale, so underwrite the comps hard before you sign. Business-purpose only, and every structure is set in underwriting.
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.
How does Yakima's entry basis compare to a flip in Seattle?
A full cosmetic rehab here is fundable at a total basis under what a Seattle down payment alone would cost. Yakima's two lowest-priced submarkets, Union Gap at $262,349 and Toppenish at $280,776 mid-tier value in July 2026, sit at roughly a third of the Seattle metro's $774,216 mid-tier value the same month. That gap is the entry-basis case for flipping here: less capital tied up per deal, more room between purchase price and ARV before you ever touch the rehab budget. It is also why the spread on a Yakima flip gets made at purchase, not at resale, in a market this thin.
Does Washington sales tax hit my rehab budget, and how much?
Yes, and it applies to labor, not just materials, at a rate that changes by jurisdiction. Washington's Department of Revenue is explicit that a contractor working for a speculative builder, and it names "those engaged in house flipping" directly, "must charge sales tax on the total contract price," not just the materials line. For the fourth quarter of 2026 the combined rate is 8.60% inside the City of Yakima, against 8.20% in unincorporated Yakima County, Grandview, Moxee, Zillah and Wapato. On an $80,000 general contractor invoice that is roughly $320 more at the higher rate. Rates change quarterly, so re-pull the current rate before you finalize a rehab budget, and ask your GC whether the invoice already carries it. Run the numbers before you close.
What will a rehab permit cost me in Yakima County, city or county?
The city and the county run separate fee schedules, and the city is the cheaper of the two. On a comparable $350,000 permit valuation, unincorporated Yakima County's building permit fee schedule works out to about $4,600 all in, once you add the mandatory plan review charge of 65% of the base permit fee. The City of Yakima's own schedule, effective June 1, 2026, works out to roughly $3,822 on the same figure once its 65% plan review and 4% technology fee are added, about 17% less than the county. Neither jurisdiction publishes a plan review turnaround time, so budget the permit line into your rehab timeline as an unknown rather than a fixed number of days, and confirm your project's actual valuation with Code Administration before you price it.
Does where I sell in Yakima County change my exit costs?
Yes, the local real estate excise tax add-on is not the same everywhere. On top of Washington's graduated state REET, Yakima County itself layers a local rate, effective March 1, 2026: 0.25% in unincorporated county, Moxee, Naches, Tieton and Harrah, against 0.50% inside the City of Yakima, Selah, Sunnyside, Grandview, Toppenish, Union Gap, Wapato, Zillah, Granger and Mabton. On a $350,000 resale that is roughly $875 more in the higher-rate jurisdictions. It is a small line against the state schedule, but it belongs in the exit model alongside your rehab budget and your carry. See the DSCR program if the exit plan shifts to a hold instead of a sale.
What actually gates a flip in Yakima County: financing, permits, or something else?
For most of the county, none of those. For the western and southwestern fringe, insurance can. The dominant local hazard is wildfire, and it is not evenly distributed: the irrigated valley-floor stock in Yakima, Union Gap, Sunnyside, Toppenish and Grandview is not the exposure, but the timbered and rangeland fringe around Naches, Tieton, Cowiche, Ahtanum and the upper Naches is. Yakima County has adopted the International Wildland-Urban Interface Code, though the county's own page on it names no edition, no adopting ordinance, and no construction requirements, so we will not tell you what an interface parcel has to be built to. If your target property sits in that western fringe, confirm insurability and any wildland-urban interface construction requirement with the Yakima County Fire Marshal before you tie up the deal, not after.
How much do I need to bring to a Yakima flip?
Roughly 10% of the purchase, plus closing costs. 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. On a $280,000 Yakima purchase that is up to $252,000 from us and $28,000 from you (280,000 x 90% = 252,000), with rehab drawn against the schedule instead of paid up front. Budget Washington sales tax on your contractor's labor into the rehab line before you set that number, since a bid quoted net of tax understates the draw. Subject to underwriting.
Is there a minimum loan amount for a Yakima fix and flip loan?
Yes. We fund from $100,000 to $5 million. That floor almost never bites in this county. The two lowest-priced tracked submarkets, Union Gap at $262,349 and Toppenish at $280,776 in July 2026, still put a 90% purchase advance well above it (262,349 x 90% = 236,114). The ceiling is not the constraint here either, since the whole county trades far below it. If a deal does come in under the floor, send us the numbers anyway and we will point you at the right structure. Subject to underwriting.
I have never flipped a house in Yakima. Will you fund me, and does my credit score decide it?
First-time flippers are welcome, and there is no minimum credit 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. Weaker credit usually means lower leverage rather than a decline, and there is no hard credit pull to start. What gets underwritten first is the property: your purchase price against the comps and the ARV. In a market this thin, where the spread on a Yakima flip gets made at purchase and not at resale, that is the number that decides the deal. Subject to underwriting.
More Fix and Flip questions, answered on the program 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.
Funding Yakima deals fast.
Get real terms, usually same day. No obligation, no hard credit pull to start.
