Last updated: July 19, 2026
Bottom line
Washington has real down payment and closing cost help, but most state programs are loans, not free cash. The main starting point is the Washington State Housing Finance Commission (WSHFC). Its programs must be used with a WSHFC first mortgage through a trained lender.
Home Advantage Downpayment Assistance offers 3%, 4%, or 5% of the first mortgage amount at 0% interest. It has no monthly payment, but repayment is normally due when you sell, refinance, transfer, move out, or pay off the first mortgage.
Start with the official WSHFC assistance page, take a homebuyer class, and speak with a Commission-trained lender. A single mother does not qualify only because she is a single parent. The lender still checks income, credit, debt, employment, property rules, and ability to repay the main mortgage.
Keep ASMOM’s Washington help page and Washington housing guide nearby while you work on food, child care, utilities, credit, and housing costs.
If you need housing help now
A home purchase takes time. It will not stop an eviction, replace emergency shelter, or fix a utility shutoff this week.
- Eviction or homelessness: Call 2-1-1 or use Washington 211 for current shelter, rent, food, and legal referrals near your ZIP code.
- Utility shutoff: Washington Commerce sends LIHEAP applicants to local agencies. Use the state LIHEAP page to find the provider serving your county.
- Unsafe housing or violence: Call 911 for immediate danger. Ask 211 for a local crisis center and use a safer phone if someone may be watching your device.
- Mortgage trouble after buying: Call the Washington Homeownership Hotline at 877-894-4663 for free foreclosure prevention and housing counseling.
ASMOM’s Washington emergency guide can help you decide what to handle first.
Where to start in Washington
Take a class
WSHFC requires an approved homebuyer education certificate for its assistance programs. Free virtual and in-person classes are offered across Washington. A self-study option is also available for a fee.
Use the class calendar and keep the certificate in your loan folder.
Call the hotline
The Homeownership Resource Center connects Washington buyers to counseling, education, lenders, and down payment programs. Call 877-894-4663. Interpretation is available in many languages.
Choose a trained lender
Only an approved Commission-trained lender can place you in a WSHFC mortgage and reserve its down payment assistance. Use the WSHFC lender finder and compare at least two written estimates.
A counselor can help you build a budget, check credit, plan closing costs, and decide whether renting longer is safer. ASMOM’s Washington assistance guide covers other help that may protect your budget.
Quick program table
| Program | Possible help | Main starting rule | Reality check |
|---|---|---|---|
| Home Advantage DPA | 3%, 4%, or 5% of the first mortgage | Use a Home Advantage mortgage | Deferred 0% loan, not a grant |
| Needs-Based DPA | Up to $10,000 | Meet county income and needs rules | 1% simple interest; limits change |
| House Key DPA | Up to $15,000 | First-time buyer or target area | County and household limits apply |
| Covenant | Up to 20%, capped at $150,000, plus closing costs | Meet income, history, and first-time rules | 0% second loan; some loans may be forgiven |
| HomeChoice | Up to $15,000 | Buyer or household member has a disability | One-on-one counseling is required |
| Veterans DPA | Up to $10,000 | Meet Washington veteran rules | 3% interest; deferred repayment |
| Local programs | Amount depends on city or county | Home must be in the service area | Funds may pause or run out |
Washington statewide programs
WSHFC assistance is tied to one of its first mortgages. Your lender chooses the program after reviewing your income, home price, location, household, loan type, and available funds. All WSHFC down payment loans can be used for down payment and closing costs.
Home Advantage Downpayment Assistance
Home Advantage DPA offers 3%, 4%, or 5% of the first mortgage amount at 0% interest. First-time homeownership is not required. The home must be your main residence. The current statewide household income limit listed by WSHFC is $215,000.
There is no monthly payment on the assistance loan. Repayment is normally due after a sale, refinance, transfer, move, or first-mortgage payoff. A higher assistance level may have a different mortgage rate, so compare the full payment.
Home Advantage Needs-Based DPA
This program offers up to $10,000 at 1% simple interest. It is designed for buyers under lower county-based income limits and includes a needs review for most borrowers. Veterans may be treated differently under that review.
Ask your trained lender to use the current manual and reservation system when reviewing your loan. Do not rely on an old income chart.
House Key Opportunity DPA
House Key DPA offers up to $15,000 at 1% simple interest. You normally must be a first-time buyer unless the home is in a listed target area. Income limits change by county and household size. WSHFC posts the current House Key limits for buyers and lenders.
House Key has more rules than Home Advantage. It can still be useful when your income and home price fit the program and a lender can meet the closing steps.
HomeChoice disability assistance
HomeChoice offers up to $15,000 when the borrower has a qualifying disability or a family member with a qualifying disability will live in the home. It can be paired with Home Advantage or House Key.
The buyer must complete the homebuyer class and a one-on-one counseling session. Income, first-time buyer, occupancy, and disability verification rules apply. ASMOM’s disability help guide explains other support paths for parents and children with disabilities.
Veterans Downpayment Assistance
The Washington Veterans DPA program offers up to $10,000 at 3% interest. Eligible groups include certain honorably discharged veterans, Washington National Guard and Reserve members, and some never-remarried surviving spouses or dependent children.
The home must be your main residence. First-time buyer or target-area rules apply, along with income limits. Check ASMOM’s veteran benefits guide before deciding which mortgage or state benefit to use.
Covenant Homeownership Program
The Covenant program provides a 0% second mortgage for down payment and closing costs. It may provide up to 20% of the home cost, capped at $150,000, plus eligible closing costs. The program is operating as of this update.
At a minimum, the household must be at or below 120% of area median income, and the buyer and spouse or co-buyer must meet the program’s first-time buyer definition. The buyer, parent, grandparent, or great-grandparent must have lived in Washington before April 1968. That pre-1968 resident must be part of one of the racial or ethnic groups named in the program rules.
The Covenant eligibility FAQ lists examples of records that may help, including birth and death records, school or church records, military records, tribal records, census information, marriage records, and obituaries. A counselor and trained lender can help you decide which records are useful.
A rule that may help single parents
The first-time buyer definition may include a single parent who owned a home only while married to a former spouse. This does not promise eligibility. Ask the hotline and lender to review your exact ownership history.
A 2025 law added possible loan forgiveness for some lower-income Covenant buyers. If your income was below the separate forgiveness limit when you bought, the assistance loan may be forgiven after five years if you still meet all required conditions. The first mortgage is not forgiven. Ask the lender for the forgiveness rules in writing before closing.
Local down payment programs
City and county programs can change faster than state programs. A program may be listed but have no money left to reserve. Confirm the status before you make an offer or promise a seller a short closing date.
| Area | Current help path | Status or limit | First question |
|---|---|---|---|
| Seattle | Seattle buyer help | Runs through nonprofit partners for buyers at or below 80% AMI | Which partner serves my income and property? |
| Tacoma | Tacoma DPA page | All funding is committed; applications are closed | Where will the next status update appear? |
| East King County | ARCH buyer FAQ | WSHFC lists up to $30,000 at 4% simple interest | Is the home in an ARCH member city? |
| Bellingham | WSHFC Bellingham DPA | WSHFC lists up to $40,000 at 3% simple interest | Are funds available for this address today? |
Local money may add a review, inspection, deed restriction, buyer contribution, or counseling step. Ask how much extra time it needs.
Federal, tribal, and bank options
Some buyers may need little or no down payment because of the first mortgage itself. These are loans, not automatic grants. You must still meet income, credit, occupancy, property, and lender rules.
- USDA Direct: The Washington USDA Direct Loan serves eligible low- and very-low-income buyers in qualifying rural areas. Payment assistance may lower the payment, but some subsidy may be recaptured later.
- USDA Guaranteed: The USDA guaranteed loan works through approved lenders and may allow no-money-down financing in eligible rural areas.
- VA home loan: Eligible service members, veterans, and some surviving spouses can check VA home loan options. Many VA-backed loans close without a down payment, but lender and VA rules still apply.
- HUD Section 184: The Section 184 program provides low-down-payment mortgage financing for eligible American Indian and Alaska Native borrowers, tribes, and tribal housing entities.
- Home$tart: The Home$tart program provides $15,000 through participating member banks for qualifying first-time buyers at or below 80% AMI. It has a five-year deed restriction.
Home$tart funding status
The current FHLB Des Moines page says Home$tart funds are fully reserved, although money may return when reservations are withdrawn. The next scheduled 2026 release is October 1. A buyer cannot apply directly to FHLB Des Moines; a participating bank must reserve the funds.
How to apply without wasting time
- Review your monthly budget. Add rent, child care, food, transport, debt, child support received or paid, and emergency savings.
- Call the hotline. Ask for a housing counselor and programs that serve your county, income, disability status, veteran status, and family history.
- Take the approved class. Do not wait until you have an accepted offer.
- Interview trained lenders. Ask each lender to test Home Advantage, Needs-Based, House Key, Covenant, HomeChoice, Veterans DPA, local help, and Home$tart when relevant.
- Compare written estimates. Check the interest rate, monthly payment, assistance amount, cash needed at closing, lender fees, and repayment triggers.
- Confirm funds before offering. Local and bank funds can be closed or fully reserved.
- Keep documents current. The lender may ask for new pay stubs and bank statements more than once before closing.
If food, child care, or child support is hurting the budget, review ASMOM’s Washington SNAP guide, Washington child care page, and Washington child support guide before the final loan review.
Documents to gather
You may not need every item. Ask the lender what applies before sending private records. ASMOM’s documents checklist can help you keep one organized file.
| Document | Why it matters | Simple tip |
|---|---|---|
| Photo ID and tax ID records | Identity and loan file | Ask which records the lender accepts. |
| Pay stubs and job history | Current and stable income | Save every new pay stub until closing. |
| Bank statements | Funds, deposits, and spending | Explain large deposits before underwriting. |
| Tax forms or returns | Income history | Self-employed buyers may need more records. |
| Child support records | May support counted income | Ask whether it can be used and what proof is needed. |
| Benefit or disability records | Income or special program review | Share only what the lender requests. |
| Class certificate | Required for WSHFC help | Save a PDF and printed copy. |
| Covenant history records | Shows pre-1968 family connection | Ask a counselor before paying for records. |
Check the full monthly cost
Down payment help lowers cash needed at closing, but it does not make every home affordable. Add the mortgage, taxes, insurance, mortgage insurance, association dues, and any land lease.
Also plan for repairs, utilities, transportation, child care, and an emergency fund. A home far from work or school may cost more in gas and time. ASMOM’s Washington utility guide and transportation help guide may help you compare the real monthly cost.
Common mistakes
- Calling every program a grant without asking about repayment.
- Choosing the largest assistance amount without comparing the mortgage rate.
- Using a lender who is not trained to reserve WSHFC funds.
- Counting on Tacoma or Home$tart money that is currently unavailable.
- Making an offer before checking city, property, and purchase-price rules.
- Spending emergency savings to close with no money left for repairs.
If you are denied or not ready
Ask the lender for the exact reason. It may be credit history, high debt, unstable income, missing records, low savings, property problems, or a program limit. A denial from one program does not mean every lender or program will approve you later.
A safer next plan
- Meet with a nonprofit housing counselor and set a clear three-, six-, or twelve-month goal.
- Dispute credit report errors, but do not pay a company that promises a fast score change.
- Lower high-interest debt and avoid new car loans or credit cards before closing.
- Build a small repair and emergency fund instead of saving only for the down payment.
- Compare lower-cost areas, rural loans, community land trusts, and Habitat programs.
- Keep renting if buying would leave too little money for food, child care, or emergencies.
ASMOM’s denied benefits guide can help you keep records and ask clear questions. The Washington tax credit guide may also help you plan how to use a refund without treating it as steady monthly income.
Phone scripts
Calling the hotline
“Hi, I am a single parent in [county]. I want to buy safely, but I need down payment help. Can you connect me with a housing counselor and explain which state, local, rural, veteran, disability, or Covenant programs may fit?”
Calling a lender
“Are you currently approved and trained to close WSHFC loans? Please compare Home Advantage, Needs-Based, House Key, Covenant, and any local program for my address. I need the full payment and repayment rules in writing.”
Calling a city program
“Are funds open today for a home at [address]? What income, price, property, buyer contribution, and closing-time rules apply? What happens if funding is gone before my loan closes?”
Calling a bank
“Do you participate in the 2026 Home$tart program for Washington buyers? Are funds available now, and can you reserve them before closing? Please explain the five-year deed restriction.”
Resumen en español
Washington ofrece ayuda para el pago inicial, pero muchas opciones son préstamos, no dinero gratis. Empiece con una clase para compradores, llame al 877-894-4663 y hable con un prestamista aprobado por WSHFC.
Pregunte por Home Advantage, House Key, Covenant, HomeChoice, ayuda para veteranos y programas locales. Covenant puede ofrecer un préstamo al 0% de hasta el 20% del precio, con un límite de $150,000, más ciertos costos de cierre. Algunas familias de bajos ingresos pueden recibir perdón del préstamo después de cinco años si cumplen todas las reglas.
Si necesita refugio, ayuda con renta o servicios públicos ahora, llame al 2-1-1. No espere que un programa hipotecario resuelva una emergencia de esta semana.
Questions single mothers ask
Are Washington down payment programs grants?
Most WSHFC programs are deferred second mortgage loans. Home$tart is a grant through participating banks, but it has limited funds and a five-year deed restriction.
Do I have to be a single mother?
No. Most programs use income, mortgage, property, location, first-time buyer, veteran, disability, or family-history rules. Single-parent status matters only where a program definition includes it.
What is the first step?
Call 877-894-4663, take an approved homebuyer class, and speak with a Commission-trained lender. Do this before making an offer.
Can I combine programs?
Sometimes. Covenant and Home$tart may be layered with other eligible help, but the lender must confirm every program allows the combination and closing schedule.
Is Tacoma assistance open?
No. The City of Tacoma page says all down payment funds are committed and applications are not being accepted as of July 19, 2026.
Can Covenant help a divorced single parent?
Possibly. Its first-time buyer definition may include a single parent who owned a home only while married to a former spouse. All other rules still apply.
What happens if I sell or refinance?
A deferred assistance loan is usually due when you sell, refinance, transfer the home, move out, or pay off the first mortgage. Ask for the exact note terms before closing.
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 July 19, 2026, next review October 19, 2026.
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.
Last updated: July 19, 2026. Next review: October 19, 2026.