Mortgage lender in Thurston County, WA

Buying in Thurston County

Thurston County, with its county seat in Olympia, the state capital, also takes in Lacey, Tumwater, Yelm and Tenino. Thurston County files are handled by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in Washington, from our Southampton, PA office.

2026 conforming limit

$832,750

2026 FHA limit

$586,500 (one-unit, set by HUD)

Above the conforming limit

Jumbo pricing

Closing commonly handled by

escrow and title company

State housing agency

Washington State Housing Finance Commission (general information; not a participating lender)

Your officer

Steve Umansky, NMLS #61764

2026 limits for a one-unit property. Thurston County is not designated a high-cost area for conforming loans, so the national baseline of $832,750 applies. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.

Thurston County: Olympia, Lacey and Tumwater

State government is the largest employer, so many buyers have salaried income that documents cleanly. Joint Base Lewis-McChord is just across the county line, and Lacey and Yelm are home to many service members and retirees, so VA loans are common and we request the Certificate of Eligibility at the start.

Lacey and Tumwater have most of the newer subdivisions, with homeowners associations. Olympia has older neighborhoods near downtown and the capitol. In the south county, around Tenino, Rainier and Rochester, properties are rural, with wells, septic systems and some addresses inside the USDA eligibility map. Manufactured homes are common in rural areas; one on leased land generally cannot be financed with a standard mortgage.

Thurston County by the numbers

Median home value

$480,300 (Census Bureau, ACS 2020–2024, table B25077)

Typical property tax

About 0.88% of home value a year: median tax bill $4,209 on a median value of $480,300 (Census Bureau, ACS 2020–2024, table B25103)

Transfer tax

State real estate excise tax graduated from 1.1% to 3% of the price, plus local excise tax (Washington Department of Revenue, real estate excise tax)

Largest communities

Lacey, Olympia, Tumwater, Yelm (Census Bureau, ACS 2020–2024, table B01003)

The county median home value is $480,300. The 2026 one-unit conforming loan limit here is $832,750 and the FHA limit is $586,500.

Census figures are survey estimates for owner-occupied homes, not appraisals or tax quotes. We use the actual tax bill for the property when we quote.

Closing and programs in Washington

Closings in Washington are typically handled by an escrow and title company. The closing process, state transfer and recording taxes and first-time buyer programs are covered on the Washington page. Property taxes are set locally; we take the figure from the tax record for the address.

Questions Thurston County buyers ask

Washington notice. Stellar Mortgage Corporation, NMLS #2190975. NMLS Consumer Access.

Limits shown are the 2026 FHFA and HUD figures for Thurston County. Loan limits, tax rates and agency programs are set by third parties and change. Not a commitment to lend.