Tacoma’s real estate market is defined at its upper tier by some of the most dramatic residential settings in the South Sound — North End homes with unobstructed views of Commencement Bay, the Olympic Mountains, and Mount Rainier; Ruston waterfront properties within walking distance of Point Defiance Park; West End hillside estates with Puget Sound sight lines; and the Proctor District’s finest historic homes on Tacoma’s most established residential streets. These are properties where Pierce County’s elevated 2026 conforming limit of $1,063,750 is not enough — where the combination of location, view, and property quality pushes values into genuine Jumbo territory.
I specialize in Jumbo mortgage products for Tacoma buyers — with programs suited to the city’s upper-tier buyer profile, including healthcare executives and physicians, Port of Tacoma and South Sound business leaders, Seattle-area buyers seeking more home for their dollar in Pierce County’s premium neighborhoods, and buyers building custom on Tacoma’s most coveted view parcels.
I specialize in Jumbo mortgage products for buyers at the top of West Jordan’s market — with flexible underwriting for new construction timelines, high-income professionals, and buyers whose compensation includes equity or variable components.
A Jumbo mortgage is any home loan that exceeds the conforming loan limits set by Fannie Mae and Freddie Mac. In Pierce County — which includes Tacoma — the 2026 conforming limit is $1,063,750 for a single-family home. Any loan amount above this threshold is considered Jumbo.
It’s worth noting the distinction between standard conforming and high-balance conforming in Pierce County. Loans between Washington’s baseline limit ($832,750) and Pierce 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 Proctor District home is in a different program than a buyer financing $1,400,000 on a North End waterfront property. Understanding where your loan falls in this structure has a direct impact on rate and cost.
While many West Jordan transactions fall below this limit, the city’s premium new construction communities and the most expansive resale homes in established neighborhoods like Westland Estates and along the Jordan Bluffs corridor do occasionally cross into Jumbo territory — particularly for buyers who are upgrading significantly or building in the upper tier of the new construction pipeline.
Loan amounts above $1,063,750 (Pierce County)
Flexible underwriting for healthcare executives, Port of Tacoma professionals, self-employed borrowers, and complex-income profiles
Asset depletion and asset-based income programs for high-net-worth buyers
New construction and resale properties throughout Pierce County
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 North End waterfront estates, Ruston Commencement Bay properties, and the most exceptional homes in Pierce County
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 physicians at qualifying Jumbo loan sizes
Student loan flexibility maintained above the conforming limit
Available for MultiCare, Virginia Mason Franciscan Health, Madigan Army Medical Center, and other Pierce County healthcare professionals
North End — Tacoma's most prestigious residential district, the North End sits along the shoreline of Commencement Bay with views of the water, Vashon Island, Browns Point, and the Olympic Mountains beyond. Historic homes — many built in the early twentieth century for Tacoma's merchant and timber families — share the neighborhood with mid-century and contemporary builds on some of the city's largest lots. Median listing prices in the North End exceed $680,000, and the neighborhood's most significant waterfront and view properties push well into Jumbo territory.
Ruston — A small municipality surrounded by Tacoma on three sides along Commencement Bay, Ruston offers one of Pierce County's most distinctive residential settings — a walkable, village-scale community adjacent to Point Defiance Park and its five miles of trails, old-growth forest, and Puget Sound beaches. Average home values in Ruston approach $608,000, with waterfront and premium view properties reaching into Jumbo range.
Proctor District — The North End's commercial and social heart, the Proctor District is defined by historic cobblestone streets, waterfront parks, and homes with sweeping views of Vashon Island, Browns Point, and Puget Sound. The neighborhood has emerged as one of Tacoma's most desirable addresses, and its finest homes command prices that exceed the high-balance conforming limit.
West End — An established residential area west of downtown with hillside views toward Puget Sound and Commencement Bay. Median listing prices in the West End reach $675,000, and larger hillside estates represent a consistent part of Pierce County's Jumbo market.
Browns Point — A community-oriented neighborhood in Northeast Tacoma with mountain and water views on Commencement Bay. A steady supply of planned residential development since the 1990s has created a well-established neighborhood fabric, and upper-tier view properties here approach and exceed the conforming limit.
Knowledge of Tacoma's premium neighborhoods — North End, Ruston, Proctor, West End, and Browns Point
Flexible Jumbo programs for healthcare executives, South Sound professionals, self-employed borrowers, and buyers arriving from Seattle's higher-cost market
Asset depletion and asset-based income programs for buyers whose wealth is held in investments
Physician Jumbo programs for healthcare professionals at MultiCare, Virginia Mason Franciscan Health, and Madigan Army Medical Center
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 qualifying via asset depletion.
Significant Cash Reserves — 6–12 months of mortgage payments in reserves is typical.
Stable, High Income — W-2, self-employed, asset-based, and retirement income borrowers all qualify under the right programs. Healthcare executives, Port of Tacoma professionals, and buyers relocating from Seattle's more expensive market are among the most common Jumbo buyer profiles in Pierce 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 Tacoma home with confidence.
Jumbo transactions are concentrated in Tacoma's upper tier — the North End, Ruston, Proctor, West End, and Browns Point neighborhoods where waterfront, bay views, and historic character drive values above Pierce County's $1,063,750 high-balance conforming limit. As Tacoma has attracted buyers seeking South Sound alternatives to Seattle's higher prices, demand for premium Pierce County properties has grown alongside it.
Seattle-area income qualifies for Tacoma Jumbo financing in exactly the same way as any other income profile. Many Tacoma Jumbo buyers are precisely this profile — earning Seattle wages and purchasing significantly more home in Pierce County's premium neighborhoods than their income would allow in King County.
Yes. Jumbo One-Time Close Construction programs are available for custom builds in Tacoma and throughout Pierce County — covering land acquisition and construction in a single loan with rate locked at origination.
Ready to finance your upper-tier Tacoma 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.
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