Mortgage Loans in the Tri-Cities
Beeline Mortgage shops many lenders to find your fit and guides your Tri-Cities home loan from first call to closing. Local, licensed in Washington, with decades of combined Eastern Washington lending experience and access to many lending options.
Beeline Mortgage LLC (NMLS #1713379) is a local mortgage broker in Liberty Lake, WA, serving the Tri-Cities and the surrounding area.
Three distinct cities. One powerful market.
Kennewick, Richland, and Pasco each have their own character, price range, and buyer profile. They share the same metro economy, infrastructure, and market momentum. Here is what makes each city unique from a mortgage perspective.
Kennewick is the commercial center of the Tri-Cities. Largest of the three cities in population, with a diverse buyer pool including working families, first-time buyers, and longtime residents upgrading. FHA and conventional loans are both active here. Median prices sit slightly below Richland.
Richland is the most premium of the Tri-Cities, driven by Hanford Site/DOE employment, PNNL research staff, and a strong professional buyer base. Higher median prices than Kennewick and Pasco. Conventional loans dominate. Well-established neighborhoods make this a desirable long-term hold market.
Pasco is the most affordable of the three and has seen significant growth from young families and first-generation homebuyers. FHA and USDA loans are common here. Several Pasco area zip codes qualify for USDA rural development financing with 0% down. Fastest population growth in the Tri-Cities metro.
Why Tri-Cities buyers choose Beeline
A big bank gives you one set of rates from one lender. Beeline shops many lenders at once and compares options to find the right fit for your Tri-Cities home loan.
Access to Many Lenders
Beeline shops many lenders for you, including wholesale lenders like UWM, one of the many we work with. We compare options to find your fit, then guide your loan from application to closing with the people you actually talk to.
Local Tri-Cities Knowledge
Our team has been closing loans across Eastern Washington for years. We know Kennewick, Richland, and Pasco pricing, the appraisers, the timelines, and the quirks of this specific market in a way no national call center can match.
Faster Pre-Approvals
No committee, no bank policy, no red tape. When a Kennewick or Pasco listing hits the market and you need a pre-qual letter in hours, we deliver. That speed wins offers.
Every Loan Type Covered
Conventional, FHA, VA, USDA, self-employed, investor DSCR, down payment assistance. Whether you are a first-time buyer in Pasco or an investor adding a Richland rental, we have the product.
Loan programs for every Tri-Cities buyer
Conventional Loans
3% to 20% down, 620+ credit score. The dominant loan type for Richland's professional buyer market and a strong option for Kennewick buyers with established credit.
Learn more →FHA Loans
3.5% down with a 580+ credit score. Widely used across the Tri-Cities. WSHFC down payment programs may layer for eligible first-time buyers in Benton and Franklin counties.
Learn more →USDA Loans
0% down for eligible rural and suburban areas. Some Pasco and Franklin County zip codes qualify. Our team verifies eligibility at the property address level for every Tri-Cities buyer.
Learn more →VA Loans
0% down, no PMI, for eligible veterans and active-duty service members. The Tri-Cities has a solid veteran community, and our team handles VA loans across Benton and Franklin counties.
Learn more →Bank Statement Loans
12 or 24 months bank statements instead of tax returns. Ideal for the agricultural and small business owners that make up a large part of the Tri-Cities economy. No W-2 required.
Learn more →Down Payment Assistance
WSHFC programs for first-time buyers in Benton and Franklin counties. Grants and low-interest second mortgages available. Our team identifies what you qualify for based on income and location.
Learn more →The Beeline Mortgage Team
Our team has been closing home loans across Eastern Washington for over 25 years. We understand the differences between Kennewick's working-family buyer profile, Richland's professional buyer base, and Pasco's first-generation homebuyer market. That kind of local knowledge is not something you get from a national call center.
Our team shops many lenders and guides every client through the whole loan, comparing options across lenders rather than limiting you to one bank's products. That means you get straight answers and a loan handled start to finish by the people you actually talk to.
Specialties: Self-employed borrowers, first-time buyers, VA loans, DSCR investor loans, and complex income situations that big banks turn down. Beeline Mortgage LLC is licensed in Washington.
Questions from Kennewick, Richland, and Pasco buyers
Mortgage rates in the Tri-Cities mirror national market rates because they are driven by bond markets, not geography. Your actual rate depends heavily on your credit score, loan-to-value ratio, and loan type. Beeline shops many lenders and structures your loan around your specific situation. Get your actual rate from a loan officer →
Some addresses in and around Pasco may qualify for USDA rural development loans, particularly on the outskirts of the city and in Franklin County. USDA eligibility is checked at the individual property address level, not the city name. Our team can run your specific address against USDA maps instantly. If eligible, USDA offers 0% down for buyers within income limits.
FHA loans are available with a 580+ credit score (3.5% down) or 500 to 579 (10% down). Conventional loans require 620+, with stronger rates starting at 740. VA loans for veterans have no official minimum, though our guidelines typically want at least 580. USDA loans generally require 640+. If you are below these thresholds, our team can outline a specific path to get you qualified.
Yes. Washington State Housing Finance Commission (WSHFC) offers down payment assistance programs for first-time buyers in Benton and Franklin counties, which cover Kennewick, Richland, and Pasco. The Home Advantage and House Key programs provide down payment loans or grants for eligible buyers. Income and purchase price limits apply. Our team determines eligibility for each borrower based on their specific file.
Richland typically commands the highest median prices (~$400,000 in 2026) due to its proximity to Hanford Site employment and well-established neighborhoods. Kennewick sits in the middle (~$350,000) as the commercial hub with broader inventory. Pasco is the most affordable (~$330,000) and is growing rapidly, making it the strongest market for first-time buyers and families seeking value. All three cities are served by Beeline Mortgage with the same speed and access to many lenders.
For 2026, the FHA single-family loan limit in both Benton County (Kennewick, Richland) and Franklin County (Pasco) is $524,225. With the Tri-Cities median well below that threshold, FHA loans are broadly accessible for buyers across all three cities, including those with lower down payments and credit scores in the 580+ range.
Yes. VA loans are available to eligible veterans and active-duty service members buying in Kennewick, Richland, and Pasco. VA financing offers 0% down and no private mortgage insurance, which is one of the most powerful loan programs available. The Tri-Cities has a solid veteran community, and our team handles VA loans across Benton and Franklin counties with no geographic restrictions in Washington State.
Yes. Bank statement loan programs are designed for self-employed buyers, business owners, and 1099 earners. Rather than using tax returns (which often show lower income due to write-offs), these programs qualify you on 12 to 24 months of bank deposits. Agricultural and small business owners are a significant part of the Tri-Cities economy, making bank statement loans relevant here. Beeline shops many lenders and structures these around your specific file.
A typical Tri-Cities mortgage closes in 21 to 30 days once you are under contract, assuming a complete application and no appraisal delays. Beeline's broker model can often move faster than bank branches because we are not limited to one institution's internal committee process. Our team moves the file directly. VA loans and USDA loans can take slightly longer (30 to 45 days) due to additional government processing steps. Cash-strong conventional offers can sometimes close in 15 to 21 days.
Ready to talk Tri-Cities home loans? We're available.
Talk to a loan officer now. We answer calls and texts, and we shop many lenders for you so you deal with the people handling your loan. Beeline Mortgage LLC is licensed in Washington.