Mortgage Advisor at Cornerstone Home Lending
At a glance: The current single-family conforming loan limit for most counties in Washington State is $819,000 (an increase over the 2024 cap of $806,500. In the more expensive Seattle-area counties of King, Pierce, and Snohomish, the single-family loan limit has increased to $1,228,500 (1 unit homes) for 2026.
Conforming and FHA loans (King, Pierce, Snohomish)
One Unit: $1,228,500
Two Unit: $1,572,750
Three Unit: $1,902,000
Four Unit: $2,362,500
Conforming loans (outside of King, Pierce, Snohomish):
*One Unit: $819,000
*Two Unit: $1,048,500
*Three Unit: $1,268,000
*Four Unit: $1,575,000
FHA loans (outside of King, Pierce, Snohomish):
*Contact me and I'll give you the specific FHA limit to the county you want to buy in...but the range is $532,350 to a staggering $1,228,500
VA loans- there are no loan limits
Thanks!
Ryan Niles
“Ryan and his team were fantastic and worked hard to get fast closing. As a first time buyer, Ryan helped me understand each step and helped me feel confident about the process. I will think of him if I'm in the market again, and would recommend him to friends and family.”
“Ryan was amazing! My husband and I were first time home buyers and had no idea what to expect or what we could afford. Ryan helped us understand the whole process and made it all feel easy. We closed so quickly on a house we love!”
“When my husband and I decided to buy a home, we were initially overwhelmed by the mortgage process. It seemed complex and intimidating—until we spoke with Ryan. We interviewed several lenders, but Ryan stood out immediately. From our first conversation, he made the entire process feel clear and manageable. He explained every detail in a way that was easy to understand, demonstrating deep expertise and a genuine desire to help. One of the most helpful things he did early on was provide a free cost analysis, complete with a personalized video breakdown—an incredibly thoughtful touch that gave us real clarity on what we could afford. Throughout the rest of our home buying journey, Ryan was consistently responsive, supportive, and an essential partner in helping us secure our home. He brought a level of professionalism and care that made all the difference. We couldn’t be happier with our experience and wholeheartedly recommend Ryan to anyone navigating the mortgage process.”
“Ryan took the time to explain every step, making sure I understood all my options. His responsiveness was great! No question too small, and he always circled back quickly. It was clear that he truly cared about my financial well-being and was dedicated to making the process as smooth as possible. Thanks again!”
“Ryan and his team are top notch professionals. As new first time home buyers Ryan and his team explained all the things we needed to do to get our mortgage. They answered all of our questions and was available even after closing hours. Great experience and would highly recommend him and his team to anyone else purchasing a home and needing a loan. Thanks Ryan, you Rock!”
“Ryan and David were fantastic to work with -- they really know their stuff and it shows. It's been eye-opening to talk with my friends about buying in this market. They can't imagine being able to afford it, but with the right financial strategy, we could. So grateful that it worked out.”
“Ryan has been doing this a long time and it shows. He offers multiple different strategies depending on market conditions, walks you through the pros and cons of each and then gives you his recommendation. He answers any questions and works around your schedule. Couldn’t ask for a better lender .”
“Ryan and team helped make it possible for us to close on our house in two weeks. They helped us understand what the process was like and as a first time home buyer I would highly recommend them.”
“I first met Ryan during a weekend first-time home buyers class my wife and I took via Zoom. After that call we knew we needed to use Ryan as our lender. My profession is Financial Planning and I wanted to work with someone who was creative and strategic to help find a solution to put us in position to be competitive. Ryan checked all those boxes and we were able to buy a great home in our ideal neighborhood. We closed on our loan within 1-month of meeting Ryan! Yes, that includes the time it took to get pre-approved, find our home, have our offer accepted and go through underwriting. Impeccable speed. I will be using Ryan for all of our lending in the future and have already referred him business.”