Last updated: October 29, 2026
Bottom line
Washington has real help with a home’s down payment and closing costs. Yet most state programs are loans you repay later, not grants you keep. The main place to start is the Washington State Housing Finance Commission (WSHFC), through its down payment programs. You must use a Commission-trained lender and an approved first mortgage.
The common Home Advantage assistance loan offers 3%, 4%, or 5% of the first mortgage amount at 0% interest. It has no monthly payment, but is generally due when you sell, refinance, transfer ownership, stop living in the home, or pay off the first mortgage. A single mother does not qualify just because she is a single parent: the lender still checks income, debts, credit, the property, and the first mortgage.
Start with a free homebuyer class and a call to 877-894-4663. Use our Washington help directory and Washington housing guide if buying is not yet the best choice for your family.
If you need housing help now
Buying a home takes time. These loans will not stop an eviction or solve a shelter or shutoff crisis this week.
- Eviction, homelessness, or no food: Call 2-1-1 or use Washington 211 to ask for local rent, shelter, food, and legal help. Our Washington emergency help guide lists other places to start.
- Utility shutoff: The state’s LIHEAP provider finder points to local agencies. Ask your power company about a payment plan.
- Unsafe home or abuse: Call 911 for immediate danger. A local advocate or 211 may help you find safe support. If someone monitors your device, use a safer phone to seek help.
- Mortgage trouble after purchase: Call the nonprofit homeownership hotline at 877-894-4663 or see foreclosure prevention support.
What has changed
WSHFC posted new House Key first-mortgage rates for new reservations starting October 2, 2026. Rates can change again. Compare a current written quote, not a rate found in an older guide.
FHLB Des Moines scheduled an October 1, 2026, Home$tart funding release. That date has passed, but its public status text still describes an earlier funding check. A participating bank must confirm today’s actual funds; an old “fully reserved” notice or funding schedule alone does not prove current availability.
Where to start in Washington
1. Take a homebuyer class
WSHFC programs require approved homebuyer education. Its class calendar lists free instructor-led classes, including online choices. A separate self-study option may charge a fee. Save your certificate and ask the lender how long it remains valid. It is better to learn the costs before you make an offer.
2. Call a housing counselor
The nonprofit Homeownership Resource Center connects people to classes, counseling, down payment programs, and lenders. Call 877-894-4663. Free phone interpretation is offered in many languages. Ask whether a lower-cost home, a land trust, or more time to save would be safer.
3. Find a Commission-trained lender
Use the WSHFC partner lender finder. Only approved trained lenders can place you in a WSHFC first mortgage and reserve its assistance. Talk with at least two lenders. Ask each to test the programs below and show you the full cash needed to close.
You may also need food, health, or cash help while you save. Our Washington assistance overview explains those other support paths; they are not down payment grants.
Quick program comparison
| Program | Possible help | Main rule or caution |
|---|---|---|
| Home Advantage DPA | 3%, 4%, or 5% of first mortgage | 0% deferred loan; paired first mortgage |
| Home Advantage Needs-Based | Up to $10,000 | 1% simple interest; lower income and needs rules |
| House Key Opportunity | Up to $15,000 | 1% simple interest; first-time or target-area rules |
| HomeChoice | Up to $15,000 | Disability rules; counseling and records |
| Veterans DPA | Up to $10,000 | 3% interest; veteran-related eligibility |
| Covenant | Up to 20%, capped at $150,000, plus eligible closing costs | 0% loan; specific family history; pre-reservation |
| Home$tart | Up to $15,000 in Washington | True grant through member bank; funding varies |
These are program ceilings, not amounts promised to a buyer. Review WSHFC’s program limits with your lender. Income figures and mortgage rates may vary by program, county, and reservation date.
Washington statewide programs
WSHFC assistance is tied to a WSHFC first mortgage. A lender must review your income, home price, household, area, debts, credit, and current funds. Its second loans can help pay down payment and eligible closing costs. The payment may be delayed, but the amount owed can still matter when you move or refinance.
Home Advantage Downpayment Assistance
Home Advantage DPA offers 3%, 4%, or 5% of the first mortgage at 0% interest. First-time ownership is not required. You must live in the home as your main home. WSHFC’s down payment page lists a $215,000 statewide income limit for this assistance. Ask whether a different first-mortgage or loan-type limit also applies to you.
There is no monthly payment on this second loan. It generally becomes due after a sale, refinance, transfer, move, first-loan payoff, or the loan term. Getting more help may affect your first mortgage rate. Compare both monthly and long-term costs.
Home Advantage Needs-Based DPA
Needs-Based offers up to $10,000 at 1% simple interest, linked to a Home Advantage mortgage. It is aimed at lower-income buyers, with a needs review for most applicants; military veterans may be exempt from the needs review. WSHFC also points buyers of lower-priced homes toward this option.
Some WSHFC web sections show different income numbers. Do not use a copied chart as your final eligibility test. Ask a lender to check the program manual and limits in effect on your loan reservation date, including your county and any home-price rule.
House Key Opportunity DPA
House Key offers up to $15,000 at 1% simple interest with a House Key first mortgage. Most buyers must be first-time owners, though a home in a designated target area may qualify under an exception. Income and purchase-price rules depend on location and household size.
House Key first mortgage rates changed for reservations starting October 2, 2026. A quote from last month may be wrong now. Have your lender give you today’s rate, lender fees, any points, and the total loan payment.
HomeChoice disability assistance
HomeChoice provides up to $15,000 when the buyer has a qualifying disability or a qualifying family member with a disability will live in the home. It can pair with Home Advantage or House Key. The lender must check the disability proof, income, housing counseling, and buyer rules. A homebuyer class and one-on-one counseling are part of the process.
Ask what proof will be accepted before sharing private health papers. A letter used for one program may not meet HomeChoice’s standard. Some buyers will also need a counselor to review the home and monthly budget.
Veterans Downpayment Assistance
Veterans DPA offers up to $10,000 at 3% interest as a deferred second loan. The program can serve certain honorably discharged veterans, eligible Washington National Guard or Reserve members, and some surviving spouses or dependent children. Income, first-time or target-area, and main-home rules also apply.
Ask the WSHFC lender to check your service and family documents. The state veterans DPA is not the same as the federal VA home loan benefit; some buyers may be able to use a VA first mortgage too.
Covenant Homeownership Program
The Covenant Homeownership Program helps some first-time buyers whose families were affected by past housing discrimination in Washington. It offers a 0% interest second mortgage of up to 20% of the purchase price, capped at $150,000, plus allowed closing costs. It is not a general single-parent grant.
At a minimum, household income must be no more than 120% of area median income for the county of purchase. The buyer and spouse, if any, must meet the special first-time buyer test. You, a parent, grandparent, or great-grandparent must have lived in Washington before April 1968 and that person must belong to a racial or ethnic group named in the official rules. Groups include Black, Hispanic, Native American/Alaska Native, Native Hawaiian or other Pacific Islander, Korean, and Asian Indian. Ask an approved lender to use the official eligibility FAQ; staff decide whether your documents meet the test.
Do the pre-reservation steps before an offer
This step is vital. Under the process WSHFC began April 20, 2026, your lender first submits the buyer’s family-history records, homebuyer certificate, underwritten preapproval, and other required papers. If the Commission accepts the file, you go on a pre-reservation list. You must receive and acknowledge written authorization to shop and go under contract before making a purchase contract under the Covenant process. The lender then reserves funds when allowed. Demand can outpace each month’s funds, so this is not instant approval.
See WSHFC’s pre-reservation instructions. Ask the lender for the authorization letter and the next step in writing. Do not assume a family-history approval from an older case is enough.
Special first-time rules for single parents
Some single parents who owned a home only while married to a former spouse can still meet the Covenant first-time definition. WSHFC’s May 2026 clarification calls for a divorce decree showing custody or joint custody of minor children. It also has rules for listing or selling any real estate within the time ordered by the decree or, in some cases, within 60 days after divorce, with a possible explained exception. Only WSHFC makes the eligibility decision. Do not count on this exception until they review your records.
Family records and possible forgiveness
A counselor may help you gather birth or death certificates, marriage records, school or church records, census pages, military or tribal records, obituaries, and other proof of the family’s Washington history. Ask before paying for records or sending originals.
A 2025 change made possible forgiveness of the Covenant second loan for some buyers who were under a separate income limit when they bought. It is not automatic for all households. The loan must remain in the Commission’s portfolio for at least five years and one month; the eligible buyer must still occupy the home, and the first mortgage must be in good standing. The Covenant forgiveness rules also cover inheritance and other cases. The main mortgage is never forgiven by this rule. Ask for the current forgiveness thresholds and written loan terms.
City and county down payment programs
A local program may help in addition to state assistance, but it may have a waitlist, loan, property rule, inspection, deed limit, counseling step, or funding pause. Check the address and funding before promising a seller that you can close soon.
| Area | Help or status | Ask this first |
|---|---|---|
| Seattle | City homebuyer assistance through nonprofit partners, generally for buyers at or below 80% area median income. | Which partner serves my home and income? Is help open? |
| Tacoma | City down payment assistance can be up to $80,000, but the city says all funds are committed and it is not accepting applications. | Where will the city post any funding change? |
| East King County | ARCH program guidance and WSHFC loan of up to $30,000 at 4% simple interest for qualifying buyers. | Is the address in a member city? What are the resale rules? |
| Bellingham | WSHFC lists assistance of up to $40,000 at 3% simple interest for qualifying Bellingham purchases. | Are current funds and property limits suitable? |
In Seattle, some partners offer homes in community land trusts or homes with resale-price rules. Ask about those limits, not just the amount of cash at closing. Check whether a local program can be combined with your state mortgage.
Federal, tribal, and bank options
Not every low-down-payment choice is a grant. These programs also test income, property location, loan terms, home use, and ability to repay.
- USDA Direct: The Washington USDA Direct loan serves some low- and very-low-income buyers in eligible rural areas. It often requires no down payment. Payment assistance may lower a payment, but some subsidy can be recaptured later.
- USDA Guaranteed: The USDA guaranteed program works through approved lenders and may offer 100% financing for eligible rural homes. Closing costs can still matter.
- VA: Qualified veterans, service members, and certain survivors can ask about VA home loans. Some purchases need no down payment. VA and lender rules still apply.
- HUD Section 184: The Section 184 home loan serves eligible American Indian and Alaska Native borrowers, tribes, and tribal housing bodies. An approved lender must check tribal status and eligible areas. Trust-land purchases may need extra review.
- Home$tart: Through a participating FHLB Des Moines member bank, an eligible first-time buyer in Washington may receive a real $15,000 grant for down payment and closing costs. Households generally must be at or below 80% area median income. The program has a five-year retention or repayment rule; ask what a sale or move would mean.
- Native American Homeownership Initiative: Some qualified Native American, Alaska Native, and Native Hawaiian buyers may also ask a participating bank about NAHI grant funds. Do not assume that this grant or Home$tart is reserved for you.
Home$tart funding: check with a bank
The official 2026 Home$tart page lists an October 1 funding installment. It also shows an August 4 notice saying funds were then fully reserved. Those are different dates. Only a participating member can see current reservation status in its system. The bank must make the reservation; you cannot apply to FHLB Des Moines yourself. Ask about the five-year conditions and get the current status in writing.
How to apply without wasting time
- Check the family budget. Include rent, work pay, debts, support received or paid, food, child care, transport, and emergency savings. A loan approval does not show every family expense.
- Call a counselor. Ask which programs fit your county, family history, disability status, veteran status, and price range.
- Take the approved class. Save the completion certificate before loan deadlines become tight.
- Speak with trained lenders. Ask them to screen Home Advantage, Needs-Based, House Key, Covenant, HomeChoice, Veterans, and local aid. Ask banks about Home$tart only if they take part.
- Follow Covenant timing. If applying for Covenant, do not go under contract before written WSHFC authorization through your lender.
- Compare written offers. Use the CFPB Loan Estimate comparison guide. Ask for the rate, monthly payment, points, fees, cash to close, and terms of each second mortgage.
- Confirm funding and the property. Check current reservations, city boundaries, income and price limits, home inspections, and any land-trust rules before making an offer.
- Keep records current. New pay stubs or bank records may be needed near closing. Save every approval and email.
If child care or support payments make buying hard, use our Washington child care guide, child support guidance, and food assistance guide. They may help stabilize your budget, but benefit income is counted under each lender’s own rules.
Documents to gather
Each lender may request different papers. Do not email Social Security numbers or health records to a person you have not checked. Keep copies of what you send and ask how private files should be uploaded.
| Document | Why you may need it | What to do |
|---|---|---|
| ID and tax ID records | Identity and mortgage application | Ask which records the lender accepts. |
| Pay stubs and job records | Income and employment history | Keep newer stubs through closing. |
| Bank statements | Savings, deposits, and funds to close | Be ready to explain large deposits. |
| Tax returns or forms | Income history, including self-employment | Ask how many years they need. |
| Child support or benefit records | Possible counted income | Ask what evidence and history apply. |
| Disability or veteran papers | Special loan program test | Submit only records requested. |
| Homebuyer class certificate | WSHFC program requirement | Save a PDF and a copy. |
| Covenant family records, divorce decree if relevant | Family history and first-time buyer exception | Ask a counselor what is enough. |
Check the full monthly cost
Down payment help reduces the cash you need at closing. It does not make a costly home safe for your budget. Add principal, interest, property taxes, home insurance, mortgage insurance, association fees, any land lease, utilities, repairs, and travel to work or school. Keep room for food, child care, and surprise expenses.
Have a lender show you the Loan Estimate form. Compare the total monthly payment and estimated cash to close. A bigger assistance loan may raise the first-loan rate or create a larger bill when you move. Ask whether resale restrictions or a deferred balance would reduce the cash you receive later.
Our Washington utility help guide may help with energy costs. If you are self-employed, our small business resources can point to planning support; ask your lender how it will count self-employment income.
Common mistakes to avoid
- Assuming every down payment program is a free grant.
- Choosing the largest assistance amount without comparing the first mortgage rate.
- Using a lender who cannot reserve WSHFC assistance.
- Assuming closed Tacoma money or old Home$tart funding notes mean funds are available.
- Signing a Covenant home purchase contract before its written authorization.
- Missing a deed limit, inspection requirement, or local address rule.
- Spending every dollar at closing and having no repair fund.
If you are denied or not ready
Ask your lender for the specific reason in writing. A denial may relate to credit, debt, income, documents, the house, funding, or a program limit. A denial from one lender is not a guarantee that another will approve you. It also does not mean you must buy now.
- Ask a nonprofit counselor for a 3-, 6-, or 12-month plan and check your credit reports for errors.
- Pay down costly debt where you can. Avoid new loans just before mortgage review.
- Save for repairs and emergencies, not only the down payment.
- Consider a less costly home, an eligible rural area, a land trust, or Habitat housing.
- If renting is safer, use local housing aid and revisit buying when income and costs are steadier.
Help with training can sometimes improve job options; our Washington education aid guide lists study paths. For tax planning, the Washington tax credits guide may help you check programs, but do not count on a refund as a fixed monthly income.
Beware of anyone asking you to pay upfront to “guarantee” a grant or boost your credit score. The homeownership hotline is free and warns about callers who ask for payment information.
Phone scripts
Call the housing hotline
“Hi. I’m a single parent in [county]. Can you connect me with a free counselor? I want to know which state, city, rural, veteran, disability, or Covenant help may fit my budget.”
Call a trained lender
“Are you trained and approved for WSHFC loans? Can you compare Home Advantage, Needs-Based, House Key, Covenant, and local help, including the full payment and what I owe when I sell?”
Call a city program
“Are applications and funds open now for [address]? What are the income, price, property, buyer cash, counseling, and closing rules? Can I combine this with state help?”
Call a Home$tart member bank
“Do you offer Home$tart in Washington? Does your system show money I can reserve now? What records and five-year rules apply? Please confirm the amount and status before I plan to close.”
Resumen en español
Washington tiene ayuda para el pago inicial de una vivienda, pero muchos programas son préstamos que se pagan después, no regalos. Llame gratis al 877-894-4663, tome una clase para compradores y hable con un prestamista aprobado por WSHFC.
Pregunte por Home Advantage, House Key, HomeChoice, ayuda para veteranos, Covenant y programas locales. Covenant tiene reglas sobre los ingresos y la historia familiar. No firme un contrato de compra con Covenant antes de recibir la autorización por escrito del programa mediante su prestamista. Algunas familias pueden recibir perdón de la segunda deuda si cumplen todas las condiciones después de cinco años.
Para refugio, renta, comida o servicios públicos urgentes, llame al 2-1-1. Un préstamo para comprar casa no resuelve una emergencia de hoy.
Questions single mothers ask
Are Washington down payment programs grants?
Most WSHFC programs are deferred second loans you repay later. Home$tart is a real grant through some banks, but it has limited funds and a five-year rule.
Do I have to be a single mother to qualify?
No. Programs mainly check income, mortgage, home location, first-time ownership, disability, veteran service, or family history. Covenant has a special first-time rule that can help some divorced single parents.
What should I do first?
Call 877-894-4663, take an approved homebuyer class, and contact a Commission-trained lender before making an offer.
Can I combine two programs?
Sometimes. A lender must check both programs’ rules, loan limits, funding, and closing steps. Never assume two amounts can simply be added.
Is Tacoma down payment help open?
The city’s published page says all funds are committed and new applications are closed. Ask the city where it will announce any new funding.
Can Covenant help a divorced single parent?
Possibly. It may count a parent who owned a home only with a former spouse, but custody, divorce, property-sale, income, and family-history rules still matter. WSHFC decides.
May I make an offer before Covenant approval?
Do not go under contract through the Covenant process before the Commission authorizes your home search in writing and you acknowledge its letter. Your lender handles pre-reservation.
What happens if I sell or refinance?
A deferred second loan is generally due when you sell, refinance, move out, transfer the home, or pay off the first loan. A limited Covenant forgiveness exception may apply only if all its rules are met.
Is Home$tart money available now?
Only a participating bank can confirm its current reservation balance. The October 1, 2026, release date does not mean funds remain open today.
About this guide
This guide uses official federal, state, local, and other high-trust nonprofit and community sources mentioned in the article.
A Single Mother is independent and is not a government agency, benefits office, lender, law firm, medical provider, or tax advisor.
Program rules, funding, local availability, and eligibility can change. Always confirm details with the official program before you apply or make decisions.
Verification: Last verified October 29, 2026; next review January 27, 2027.
Corrections: If you see something wrong or outdated, email suggestions@asinglemother.org.
Disclaimer: This article is for general information only. It is not legal, financial, medical, tax, immigration, disability, safety, or government-agency advice. Loan terms and forgiveness depend on official rules and written documents.
Last updated: October 29, 2026 Next review: January 27, 2027