Sammamish remains a seller’s market, but inventory is up 22 % year-over-year as higher rates push some buyers to the sidelines—creating opportunity for pre-approved buyers who can move fast. Entry-level condos and townhomes in the Plateau neighborhood now start in the $650 k–$750 k range, while single-family homes in Klahanie average $1.05 M and lakefront properties on Pine Lake routinely trade between $2.2 M–$3 M. New construction is limited by the city’s urban-growth boundary, so expect continued price resilience.

King County’s Regional Affordability Program allows accessory-dwelling units (ADUs) on most Sammamish lots, and NMHL’s One-Time Close Construction loan lets you finance the main house and ADU with 10 % down, then roll everything into a 30-year fixed once construction is done—perfect for multi-generational families moving to the Pacific Northwest.

• First-time buyers: Look at Timberline or Reinwood for 1970s ramblers you can modernize; FHA 203(k) renovation loans top out at $472 k for the renovation portion, keeping your total loan within FHA limits.
• Self-employed tech workers: The Issaquah Highlands border offers walkable coffee shops and fiber internet; our Bank Statement program can qualify you with only 12 months of statements and no tax returns.
• Luxury seekers: Sahalee golf-course community has gated estates; we offer jumbos to $3 million with 15 % down and asset-depletion qualification if your wealth is tied up in stock options.
• Families prioritizing schools: Beaver Lake feeds into the Lake Washington School District (98 % graduation rate) and has larger ½-acre lots where you can add an ADU for rental income.

Washington State Housing Finance Commission (WSHFC) runs three programs Sammamish buyers routinely layer:

1. Home Advantage—reduced mortgage-insurance rates and a 0.25 % rate discount if you complete the free Framework homebuyer course online.
2. House Key Veterans—0 % down for honorably discharged veterans, surviving spouses, and active National Guard; can be combined with VA loan for jumbo amounts.
3. Down-Payment Assistance (DPA)—up to $55 k in King County, forgiven after 10 years if you stay in the home, or deferred until you sell or refinance.

NMHL also participates in the Seattle Metropolitan Credit Union Match Program that grants $2 k toward closing costs if you open a checking account and set up automatic mortgage payment—easy money for buyers who bank locally.

King County collects property taxes April 30 and October 31; lenders require an escrow account if your loan-to-value is > 80 %. The 2024 total rate in Sammamish is $7.92 per $1,000 of assessed value, broken down as:

• $2.29—State schools
• $1.98—Local schools (Issaquah or Lake Washington)
• $1.35—County operations
• $0.90—City of Sammamish
• $1.40—Fire, library, flood-control levies

A $1 M assessed home therefore incurs about $7,920 annually, or $660 per month in escrow. New construction triggers additional capacity-charge fees: $7,800 sewer hookup and $4,500 water hookup, payable over 15 years at 3 % interest—NMHL can roll those into our Construction-to-Perm loan so you don’t pay out-of-pocket.

Big banks often decline 1099 contractors whose deductions drop their taxable income below qualifying thresholds. NMHL’s Bank Statement and Profit & Loss Only programs use 12 or 24 months of business or personal statements, gross-up revenue by adding back depreciation, and allow debt-to-income ratios up to 50 %. Credit scores as low as 550 are acceptable with 10 % down, and we don’t require traditional reserves if you have 20 % equity.

If you’ve had a recent bankruptcy or foreclosure, our Fresh Start manual-underwrite FHA allows a 500 score just 12 months after Chapter 13 filing (with trustee approval) or 24 months after Chapter 7. We’ve helped Sammamish buyers rebound from short-sales during the 2008 downturn; the key is showing 12 months of on-time rent and re-established credit with at least two new accounts.

Washington hosts 61,000 veterans, many stationed at nearby Joint Base Lewis-McChord who choose Sammamish for the top-rated schools and short commute to Tacoma. NMHL’s VA loans in Sammamish feature:

• $0 down up to $766,550 (2024 limit) and up to $1.1 million with 25 % down on the difference
• No monthly mortgage insurance, saving roughly $350 per month versus FHA on a $700 k loan
• Competitive rates usually 0.25 %–0.375 % below conventional because of the VA guaranty
• Streamline IRRRL refinances that require no appraisal or income docs if you’re reducing the rate

Combine the VA loan with Washington’s Veterans DPA for 0 % down on sales prices to $1.1 million; the program is interest-free and forgiven after 10 years in the home. Surviving spouses and Purple-Heart recipients are exempt from the funding fee, saving 1.25 %–3.3 % of the loan amount at closing.