Seattle’s real estate market has no shortage of properties that exceed King County’s 2026 conforming loan limit of $1,063,750. Laurelhurst lakefront homes on Lake Washington, Magnolia view estates overlooking Puget Sound, Madison Park single-family properties with direct beach access, and the most sought-after listings in Windermere and Queen Anne regularly push well into Jumbo territory — and in many cases well beyond it. The same tech employment base that has driven Seattle’s population and income growth has created a buyer population comfortable financing at this level, with income profiles that range from W-2 tech executives with substantial RSU income to self-employed professionals and founders whose earnings require experienced underwriting.
I specialize in Jumbo mortgage products for Seattle buyers — with flexible underwriting for complex income profiles, strong asset positions, and properties at the upper end of King County’s market.
A Jumbo mortgage is any home loan that exceeds the conforming loan limits set by Fannie Mae and Freddie Mac. In King County — which includes Seattle — the 2026 conforming limit is $1,063,750 for a single-family home. Any loan amount above this threshold is considered Jumbo and falls outside standard agency guidelines, requiring private lender underwriting with its own qualification criteria and pricing.
It’s worth noting a meaningful distinction in King County: loans between Washington State’s baseline conforming limit ($832,750) and King County’s high-balance ceiling ($1,063,750) can still be financed through high-balance conventional products — with better rates and lighter requirements than true Jumbo. A buyer financing $1,050,000 on a Ballard home is in a different program than a buyer financing $1,400,000 in Laurelhurst. Understanding the boundary matters.
Loan amounts above $1,063,750 (King County)
Flexible underwriting for tech-sector equity compensation, self-employed professionals, and complex-income borrowers
Asset depletion and asset-based income programs for high-net-worth buyers
New construction and resale properties
Portfolio and non-QM program access
Competitive rates with personalized terms
30-45 day closing timelines for qualified borrowers
Loans from $1,063,750 to $2.5M
Flexible underwriting for W-2, self-employed, and asset-based income borrowers
Primary residences, second homes, and investment properties
New construction timelines accommodated
Strong credit profiles preferred (700+)
Multi-million-dollar financing for Laurelhurst lakefront estates, Lake Washington waterfront properties, and the most exceptional Seattle custom homes
Asset-based and portfolio loan programs
Alternative documentation accepted for high-net-worth buyers
Discreet, high-touch service
Low or zero down payment (0-5%) for qualified medical professionals at Jumbo loan amounts
No PMI for qualifying medical professionals
Student loan flexibility maintained at Jumbo levels
Available for UW Medical Center, Harborview, Seattle Children's, Swedish, and Virginia Mason healthcare professionals
Laurelhurst — One of Seattle's most established residential communities, Laurelhurst sits on the western shore of Lake Washington with private beach access, large lots, mature trees, and proximity to the University of Washington and Seattle Children's Hospital. Homes here regularly transact above $1.5 million, with lakefront properties reaching $3–5 million and above.
Magnolia — A peninsula neighborhood west of Interbay, bordered by Puget Sound, Elliott Bay, and the Lake Washington Ship Canal. Discovery Park occupies much of the northern tip of the peninsula, and waterfront and bluff-top view properties in Magnolia command significant premiums. Upper-tier listings regularly reach and exceed $2 million.
Madison Park — One of Seattle's most established lakeside communities, with direct access to Lake Washington beaches and a neighborhood character defined by longtime ownership and limited inventory. Single-family homes here routinely transact above $1.5 million.significant premiums. Upper-tier listings regularly reach and exceed $2 million.
Windermere — A northeast Seattle neighborhood with private beach access on Lake Washington, architectural diversity, and large properties that support premium pricing. Many homes exceed $2 million and the neighborhood sees a steady supply of Jumbo transactions.
Blue Ridge and Sunset Hill — Northwest Seattle bluff neighborhoods with sweeping Puget Sound and Olympic Mountain views. Larger view estates here can approach or exceed $2–3 million for the most exceptional properties.
Queen Anne — Hilltop views of downtown Seattle, the Space Needle, and Puget Sound make the upper reaches of Queen Anne one of the city's most desirable addresses. New construction and renovated view homes on the south and west slopes push well above the conforming limit.
Knowledge of Seattle's premium neighborhoods — Laurelhurst, Magnolia, Madison Park, Windermere, Blue Ridge, and Queen Anne
Flexible Jumbo programs for tech-sector buyers, self-employed professionals, executives with equity compensation, and complex-income borrowers
Asset depletion and asset-based income programs for buyers whose wealth is held in investments rather than current W-2 earnings
Physician Jumbo programs for healthcare professionals at UW Medicine, Harborview, Swedish, and Virginia Mason
Fast, transparent approvals with direct lender relationships
20+ years of experience — NMLS #235295
Strong Credit Profile — Typically 700+ for standard Jumbo programs, with some lenders preferring 720–740 for the most competitive terms.
Low Debt-to-Income Ratio — Most programs prefer DTI under 43%, with flexibility for high-asset borrowers and those qualifying via asset depletion.
Significant Cash Reserves — 6–12 months of mortgage payments in reserves is typical. Upper-tier Jumbo programs may require more.
Stable, High Income — W-2, self-employed, RSU and equity income, asset-based, and retirement income borrowers all qualify under the right programs. Tech-sector executives and Seattle-area healthcare professionals are two of the most common Jumbo buyer profiles in King County.
Pre-Qualification — Review your income, assets, and target property or community.
Program Selection — Identify the best Jumbo program for your financial profile.
Application & Underwriting — Efficient process for qualified borrowers.
Approval & Closing — Typically 30-45 days for resale; new construction timelines accommodated.
Funding — Move into your Seattle home with confidence.
Jumbo transactions are a regular feature of Seattle's upper-tier market — particularly in Laurelhurst, Magnolia, Madison Park, Windermere, and Queen Anne. As King County home prices have appreciated with the region's tech-driven growth, Jumbo lending has become increasingly central to how Seattle's premium neighborhoods are financed.
RSU income is a meaningful qualifying factor in Jumbo underwriting when it has a consistent two-year history of vesting. I work with tech-sector buyers at Amazon, Microsoft, Google, and other major Puget Sound employers regularly and understand how to document and position equity compensation for the strongest possible approval.
Yes. Seattle and the surrounding Puget Sound region attract second home and investment property buyers from across the country. Second home Jumbo programs are available with appropriate reserve and rate structure considerations.
Ready to finance your upper-tier Seattle property? Schedule a confidential consultation today.
Originally from Harrisburg, Pennsylvania, I moved to Phoenix to attend Arizona State University and have proudly called Phoenix home ever since.
My journey into the mortgage industry began with a friend’s encouragement, who saw how my energy and people-first mindset could make a difference. He was right — I found my calling.
I’ve always embraced what makes me different. With ADHD as my secret weapon, I thrive in fast-paced, detail-heavy environments. I’ve built my career on clear communication, creative problem-solving, and putting clients first, always.
Outside of work, my greatest motivation is my wife and three amazing kids. I’d be honored to help guide you through your lending journey with care, clarity, and commitment.
Who we are
Our website address is: https://loansbylehrman.com/
Embedded content from other websites
Articles on this site may include embedded content (e.g. videos, images, articles, etc.). Embedded content from other websites behaves in the exact same way as if the visitor has visited the other website.
These websites may collect data about you, use cookies, embed additional third-party tracking, and monitor your interaction with that embedded content, including tracking your interaction with the embedded content if you have an account and are logged in to that website.
SMS Privacy
I respect your privacy. I will not share or use your mobile number for any other purpose. I will only use information you provide to transmit text messages. Nonetheless, I reserve the right at all times to disclose any information as necessary to satisfy any law, regulation or governmental request, to avoid liability, or to protect my rights or property. When you complete forms online or otherwise provide me information in connection with the Service, you agree to provide accurate, complete and true information. You agree not to use a false or misleading name or a name that you are not authorized to use. If I, in my sole discretion, believe that any such information is untrue, inaccurate or incomplete, I may refuse you access to the Service and pursue any appropriate legal remedies.
Analytics tracking
Our website uses analytics tools such as Google Analytics to better understand how visitors interact with our site. These tools collect data through cookies and similar technologies, including information about on-site activity and, in some cases, IP addresses. We use this data to improve user experience, monitor performance, and track conversions. Visitors who prefer not to be tracked can opt out by using the Google Analytics opt-out browser add-on or other available opt-out methods.
