How much house can I afford on $120,000 in Washington?
About $427,000 with 20% down ($340,000 with an FHA loan), using Washington's 0.81% property tax rate.
That is $160,537 less than the typical Washington home ($587,533), so on $120,000 you'd look at cheaper areas or a smaller home. The payment of $2,800 covers $2,298 principal and interest, $289 property tax and $213 insurance.
Counties in Washington you can afford on $120,000
19 of 39 counties have a typical home value at or below $427,000:
| County | Typical home | 1-yr change | Tax rate |
|---|---|---|---|
| Spokane County | $419,205 | +0.2% | 0.84% |
| Cowlitz County | $417,827 | +0.1% | 0.82% |
| Franklin County | $416,391 | +0.4% | 0.73% |
| Walla Walla County | $413,682 | +0.5% | 0.85% |
| Wahkiakum County | $395,938 | +1.2% | 0.6% |
| Pend Oreille County | $368,749 | -0.1% | 0.58% |
| Stevens County | $367,926 | +0.5% | 0.59% |
| Grant County | $355,493 | -0.4% | 0.78% |
| Yakima County | $348,119 | +0.5% | 0.79% |
| Asotin County | $344,892 | +1.9% | 0.72% |
| Pacific County | $330,795 | -1.6% | 0.72% |
| Whitman County | $324,366 | +3.7% | 0.75% |
| Lincoln County | $317,400 | -1.8% | 0.6% |
| Grays Harbor County | $314,086 | -2.1% | 0.8% |
| Okanogan County | $308,425 | -1.3% | 0.76% |
| Adams County | $304,595 | -2.1% | 0.79% |
| Ferry County | $278,617 | -0.4% | 0.64% |
| Columbia County | $270,319 | +1.4% | 0.85% |
| Garfield County | $241,396 | +7.7% | 0.66% |
Affordable metro areas
Assumes a 30-year fixed loan at 7.11%, property tax of 0.81% of the home value a year, homeowners insurance of 0.6% a year, PMI of 0.5% of the loan a year when the down payment is under 20%, and FHA mortgage insurance of 0.55% a year plus a 1.75% upfront premium added to the loan. Your rate, taxes and insurance will differ.
Other salaries in Washington
Frequently asked questions
How much house can I afford on $120,000 in Washington?
About $427,000 with 20% down at 7.11%, keeping the payment (with Washington's 0.81% property tax and insurance) under $2,800 a month.
Is $120,000 enough to buy a house in Washington?
Not the typical home: the typical Washington home is worth $587,533 (Zillow, September 2026) and $120,000 supports about $427,000. 19 of 39 counties are within budget.