What's a low, high, and average mortgage rate in WA?
I’m looking for a primary, single-family home in for , and credit score.
Insights
Negotiate everything—rates, fees, and terms are not set in stone.
George Robinson TrueRate Data ScientistLenders with low rates in WA
TrueRate analyzed the rates lenders actually gave to buyers for the last three years and found only a few lenders likely to get you a good deal.
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Insights
Negotiate everything—rates, fees, and terms are not set in stone.
George Robinson TrueRate Data ScientistLenders in WA likely to have high rates
We don’t accept advertising, so you can get the real lender story. TrueRate looked at 60 lenders and found that these lenders are likely to offer you a high rate.
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Insights
Whether a lender has high margins or is simply inefficient and passing their costs on to you, the result is the same—you’ll likely end up paying more for your home. Our data shows that if you choose these lenders you will likely regret it.
George Robinson TrueRate Data ScientistLenders with average rates in WA
You deserve better than what these lenders historically provide.
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Don’t let lenders pull a fast one on you
Learn how really low rates often come with hidden fees. Drag the slider to see how rates and fees are connected.
Insights
Insights by James McTernan Tomo Mortgage Loan Advisor - NMLS #337556TrueRate report
Buying a home shouldn’t feel impossible—see what’s driving buyer stress in 2025.
What is TrueRate by Tomo Mortgage?
TrueRate is a tool for homebuyers, created by Tomo Mortgage. It uses AI and analytical models to show you what a fair mortgage rate really looks like—your “true rate”—based on your unique financial situation and real market conditions. It strips out all the bait-and-switch pricing you see all over the internet, such as rates advertised with big point fees hiding in the fine print.
Instead of giving you a one-size-fits-all estimate, TrueRate calculates what rate you should be looking for that day, using the same kinds of data that lenders themselves rely on to provide their own rate information. We’re just making it all public for the first time. You’ll be able to see whether an interest rate offered by a bank, credit union, or mortgage company is low, average, or too high—before you agree to anything.
We believe in transparency. Here’s how we crunched the numbers.
Average Mortgage Rates: 6.4% - 6.66%
As of September 28, 2025, an average mortgage rate—or, to be a little more precise, a median rate for a 30-year fixed-rate conventional mortgage on a primary home—falls between 6.4% and 6.66%.
If you’re comparing different mortgage lenders, trying to find the lowest interest rates, you’ll be looking for offers below 6.4%. Few lenders nationwide are offering homebuyers a “good” rate today, meaning their interest rate is better than what 70% of lenders are offering to people with the same financial scenario.
This is based on an analysis from TrueRate, which uses hundreds of thousands of home loans across the U.S. to calculate what rates are good, bad, and average for a specific buyer’s scenario.
Frequently asked questions
Let’s take a common home buying scenario. You're buying a $393,000 single-family home with 20% down and a 730 credit score, and looking for a 30-year fixed conventional loan.
Here’s what your principal and interest would look like based on today’s best rates:
| Row headers | Lender A | Lender B | Lender C |
|---|---|---|---|
| Offered rate | Low rate6.622% | Average rate6.752% | High rate6.866% |
| Monthly P&I payment | $2,013 | $2,040 | $2,063 |
| Costs after 10 years | $241,502 | $244,753 | $247,619 |
| Savings after 10 years | $6,117 | $2,866 |
Rates for illustrative purposes only. Monthly payments reflect principal and interest only. Taxes, insurance, and other costs not included.
You might see some ultra-low rates advertised online, but many of these are misleading. Those teaser rates often come with hidden fees, like:
- Discount points (which you pay upfront)
- High origination or underwriting costs
- Loan terms that reset or change over time
The most honest way to compare offers? Look for a rate where the APR (annual percentage rate) is nearly equal to the interest rate — what’s often called a “par rate.” That’s the most realistic number to judge true affordability.
Mortgage interest rates are influenced by a wide range of economic factors—from inflation and job growth to Federal Reserve policy. So, will rates fall in 2025? According to Tomo’s weekly mortgage rate forecast, it’s complicated—but not impossible.
As Emmanuel Santo-Donato, Tomo’s Chief Market Analyst, explains, we’re in a “watch-and-wait” phase where data like inflation reports, unemployment numbers, and the Fed’s policy meetings play an outsized role in driving mortgage trends. When job growth cools or inflation slows faster than expected, that typically nudges rates lower. On the other hand, any signs of overheating in the economy—or global uncertainty—can push them back up.
For ongoing updates, you can subscribe to the Track Tomo Mortgage Rates tool, which tracks real changes in mortgage rates tailored to your loan scenario—so you’ll know if it’s time to lock in or wait.
Mortgage fees are one of the most misunderstood parts of the home loan process—and they can cost you thousands of dollars if you’re not careful.
Most lenders tack on charges like origination fees, underwriting fees, and processing fees, often burying them in the fine print. At Tomo, we believe that’s unnecessary. In fact, we’ve built our model around zero lender fees—because getting a mortgage shouldn’t feel like leaving a tip just for being allowed to borrow money.
According to Tomo’s mortgage lender fee analysis, the median lender fee for a conventional 30-year mortgage at major banks is $1,360. But fees can climb much higher:
- $3,000–$6,000 is common
- $10,000+ isn't unheard of, especially from brokers or lenders using aggressive pricing models
Mortgage rates have seen dramatic swings in the last several years—and understanding this history can help you make better decisions today.
Here’s a look at average 30-year fixed mortgage rates in the U.S., based on public data from sources like Freddie Mac and analysis from the Tomo TrueRate:
Year / Avg 30-year fixed rate
| Year | Avg 30-year fixed rate | What was happening? | |
|---|---|---|---|
| 2018 / ~4.54% | 2018 | ~4.54% | The Federal Reserve raised interest rates several times in 2018, leading to higher mortgage rates. |
| 2019 / ~3.94% | 2019 | ~3.94% | The Fed began cutting rates again due to slower global growth, leading to a slight drop in mortgage rates. |
| 2020 / ~3.11% | 2020 | ~3.11% | COVID-19 hit. Rates fell sharply as the Fed slashed rates and injected liquidity into the market. |
| 2021 / ~2.96% | 2021 | ~2.96% | Record lows. Borrowers locked in the cheapest mortgages in history during this period. |
| 2022 / ~5.34% | 2022 | ~5.34% | Inflation surged. The Fed hiked interest rates aggressively, pushing mortgage rates past 6% by year-end. |
| 2023 / ~6.80% | 2023 | ~6.80% | Rates remained high due to persistent inflation and Fed tightening. Some volatility emerged from recession fears. |
| 2024 / ~6.72% | 2024 | ~6.72% | Rates stabilized slightly as inflation eased, though affordability remained a challenge. |
| 2025 / ~6.35% | 2025 | ~6.35% | As of today, average mortgage interest rates for a 30-year fixed-rate primary mortgage hover between 6.35% and 7.04%. |
Tomo’s TrueRate data science team tracks millions of real loan offers daily to understand not just what rates are doing — but why. With rates still high by historical standards, knowing what a good or average mortgage rate looks like for your specific scenario is more important than ever.
Eyeing a house in Washington State? Now’s a pretty solid time to make your move
Interest rates have been steadily improving throughout 2024, with further declines expected in 2025. This shift is making homeownership more attainable than it has been in recent years. Buyers today are feeling less financial pressure compared to when rates were at their peak, so securing a mortgage now could be a smart move.
Washington’s housing market presents a mix of opportunities. In high-demand areas like Seattle and Bellevue, prices remain elevated and competition is strong. However, cities such as Tacoma, Spokane, and many smaller towns offer far more affordability. These areas often provide spacious homes, natural beauty, and access to outdoor activities—without the steep price tags. You may even find the backyard space you’ve been hoping for, whether it’s for gardening, relaxing, or entertaining.
For first-time buyers, Washington offers a number of assistance programs that can help with down payments and closing costs. These resources are especially valuable in more competitive markets, allowing buyers to enter the housing market without needing years of savings.
Whether you’re drawn to the lush landscapes of the Pacific Northwest or the vibrant energy of its urban centers, Washington offers something for everyone. With interest rates continuing to decline and a wide range of housing options available, now is a great time to consider making this dynamic state your home.