Beaverton · Hillsboro · Tigard · Washington County · NMLS #1498678
Mortgage lender for Beaverton, Hillsboro, Tigard, and Washington County
First-time buyers, tech relocations, new construction, and move-up buyers — 30 residential programs, every cost itemized upfront, and an average clear-to-close of 17 days.
30
Residential Programs
Of 50+ total programs
17
Day Avg. Close
Clear-to-close timeline
20+
Free Calculators
No sign-up required
$0
Surprise Fees
Itemized on day one
Lumen Mortgage Corporation (NMLS #1498678) is an Oregon-based mortgage lender financing homes in Beaverton, Hillsboro, Tigard, Tualatin, Sherwood, and across Washington County, just minutes from our Portland office. We offer 50+ loan programs spanning residential, multifamily, agricultural and commercial, with an average clear-to-close of 17 days.
Who is a good mortgage lender in Beaverton, Hillsboro, and Tigard, Oregon?
Lumen Mortgage is a Portland-based lender that finances homes across Beaverton, Hillsboro, Tigard, and Washington County, with 30 residential programs (50+ loan programs spanning residential, multifamily, agricultural and commercial), an average 17-day clear-to-close, and every cost itemized upfront. Programs fit how buyers here actually buy: first-time buyers, tech relocations qualifying on a new job offer, move-up buyers who need to buy before they sell, new construction, and ADUs.
Best for: Beaverton, Hillsboro, Tigard, Tualatin, and Sherwood buyers who want a local Oregon lender that explains the numbers.
2026 Market Numbers
What does it take to buy a home in Beaverton, Hillsboro, or Tigard?
Medians in Beaverton, Hillsboro, and Tigard sit comfortably under both the $701,500 FHA limit and the $832,750 conforming limit, so most buyers have every low-down-payment option available. Larger homes in Bethany and Bull Mountain can cross into jumbo.
Beaverton median sale price
~$575K
2026, approximate
Hillsboro median sale price
~$550K
2026, approximate
Tigard median sale price
~$625K
2026, approximate
Washington County conforming limit
$832,750
Single-family, 2026
Washington County FHA limit
$701,500
Single-family, 2026 (Portland metro)
Lumen avg. clear-to-close
17 days
All programs
Median prices are approximate, based on public market reports. Loan limits are 2026 FHFA and HUD figures. Sources: FHFA, HUD FHA limits, Redfin.
Built for Washington County
Which loan fits a Beaverton, Hillsboro, or Tigard purchase?
Buyers here are often buying their first home, relocating for a new job, or moving up to more space. Here's how we match programs to the way people actually buy here.
First-time buyers
Most Beaverton, Hillsboro, and Tigard homes fall under the $701,500 FHA limit and the $832,750 conforming limit. Conventional loans start at 3% down and FHA at 3.5%, and down payment assistance through Oregon Housing and Community Services may be available for qualifying first-time buyers.
Tech relocations and new jobs
The Sunset Corridor and Silicon Forest bring a steady stream of new hires. Many programs let you qualify on a signed, non-contingent job offer before your first day, so you can buy as soon as you arrive.
Move-up buyers who need to buy first
Growing families moving from a starter home to more space in Bethany, Progress Ridge, or Bull Mountain often need their equity for the next down payment. A bridge loan lets you buy before you sell, with interest-only payments and no prepayment penalty.
New construction and ADUs
South Hillsboro, River Terrace, Cooper Mountain, and North Bethany are some of the region's biggest new-home areas. We finance builder purchases and custom builds, and ADU financing adds a second unit on established lots where city rules allow.
Self-employed buyers and executives
Business owners and contractors whose tax returns understate what they earn can use bank statement, 1099, P&L, or asset-based loans. Larger homes in Bethany, Bull Mountain, and West Hills edges often need jumbo, with 0–10% down and no mortgage insurance.
Veterans, investors, and acreage
VA loans offer 0% down with no monthly mortgage insurance. DSCR loans qualify rentals on the property's rent, with a 620+ credit score. Farther out, Forest Grove, Cornelius, North Plains, and Banks offer acreage, hobby farms, and horse property.
Residential Programs
Home loans available in Beaverton, Hillsboro, Tigard, and Washington County
Washington County buyers can choose from conventional, FHA, first-time buyer, VA, jumbo, bridge, construction, ADU, bank statement, asset-based, renovation, DSCR, physician, hobby farm, and USDA loans. The right one depends mostly on the price of the home and how you earn your income.
| Purchase price | Usual best fit | Typical areas |
|---|---|---|
| Up to ~$725K | FHA (3.5% down, $701,500 limit), conventional from 3% down, VA 0% down; USDA 0% down in eligible rural areas | Most of Beaverton, Hillsboro, Aloha, Tigard, Forest Grove, Cornelius |
| ~$725K – $875K | Conventional up to the $832,750 limit with 5% down, or 10–20% down near the top of the range | Bethany, Progress Ridge, Bull Mountain, Sherwood |
| Above ~$875K | Jumbo — 0–10% down, no mortgage insurance, 40-year fixed with 10 years interest-only available | Larger Bethany, Bull Mountain, and Cooper Mountain homes, acreage |
| Any price, non-W-2 income | Bank statement, 1099, P&L, or asset-based qualifying; DSCR for rentals (620+ credit) | Self-employed buyers and investors county-wide |
Price ranges assume a single-family primary residence and are guides, not approvals. Your best program depends on credit, down payment, income, and the property.
Conventional
From 3% down. Up to the $832,750 limit.
FHA
3.5% down, flexible credit. $701,500 limit.
First-Time Buyer
Low down payment options and assistance.
VA
0% down, no monthly mortgage insurance.
Jumbo
0–10% down, no MI, 40-yr fixed with 10 yrs IO.
Bridge
Buy your next home before you sell.
Construction
New builds in South Hillsboro and River Terrace.
ADU
Build or buy with an accessory dwelling.
Bank Statement
Qualify on 12–24 months of deposits.
Asset Depletion
Qualify on savings and investments.
Renovation
Buy and remodel with one loan.
Refinance
Rate/term or cash-out on your current home.
DSCR
Qualify on rental income. 620+ credit.
Physician
For doctors and medical professionals.
Hobby Farm
Acreage near Forest Grove and North Plains.
USDA
0% down in eligible rural Washington County areas.
Local Knowledge
What's different about financing a Washington County home?
Builder incentives vs. your own lender
New-home communities often push a preferred lender with incentives attached. Compare the incentive against an itemized quote — a lower rate or lower fees elsewhere can be worth more than the builder's credit.
Qualifying on a new job or RSUs
Relocation hires can often qualify on a signed offer letter before their start date. Stock compensation can count with a vesting history. Send us the paperwork early so we know what works.
ADU rules vary by city
Beaverton, Hillsboro, Tigard, and unincorporated Washington County each set their own ADU rules. Confirm what's allowed before you count on a second unit.
Buying before you sell
Move-up buyers often need their current equity for the next down payment. A bridge loan lets you make a non-contingent offer and sell afterward on your own timeline.
Wells, septic, and acreage
Homes around Forest Grove, North Plains, Banks, and Scholls often have wells, septic, and outbuildings. We flag what the appraiser and underwriter will want early.
Competitive listings
Well-priced homes under the FHA limit still draw multiple offers. A fast 17-day average close, a full pre-approval, and seller-paid closing cost strategies help your offer stand out.
Communities Served
Where in Washington County do you lend?
Everywhere from Beaverton and Bethany to the farms around Forest Grove and Banks — and the rest of Oregon and California.
Buying in Portland proper? See our Portland lender page. Buying in Lake Oswego or West Linn? See our Lake Oswego & West Linn page. Looking at Bend? See our Bend & Central Oregon page. Buying in California's Gold Country? See our Placer, Nevada & Yuba County page.
Client Reviews
What Washington County borrowers say
"David was kind and super helpful in answering my questions about a new ADU project. Would highly recommend him!"
Sheena D.
Washington County homeowner, ADU project · Google review
"The day we met David he was very informative and provided us a GFE (Good Faith Estimate) at the same meeting."
"David is very communicative and kept us in the loop with e-mails or telephone calls. Followed us all the way through the process through closing of our second home."
Zillow reviewer
Beaverton second-home buyer · Zillow review
FAQ
Common questions from Beaverton, Hillsboro, and Tigard buyers
What are the 2026 loan limits in Washington County?
How much do I need for a down payment in Beaverton or Hillsboro?
I'm relocating to Washington County for a new job. Can I use my future income to qualify?
Can I count RSUs or stock compensation as income?
Do you finance new construction in South Hillsboro, River Terrace, or North Bethany?
Can I buy my next home before I sell my current one?
Can I build or finance an ADU in Washington County?
Do you finance acreage or hobby farms in Washington County?
How fast can you close a mortgage in Washington County?
Do you charge upfront fees to get a quote?
Further Reading
Guides for Washington County buyers
Buying in Beaverton, Hillsboro, or Tigard? Let's run your numbers.
No pressure, no sales pitch. Tell us about the home and we'll show you your options, costs, and timeline upfront. Or call us: 503-966-9255.
Lumen Mortgage Corporation · NMLS #1498678 · Equal Housing Lender · Licensed in Oregon and California. This is not a commitment to lend. All loan approvals subject to underwriting guidelines. Rate and program availability subject to change without notice.