Home Affordability in Adams County, WA
A typical home in Adams County is worth $307,472, down 2.1% year over year. The effective property tax rate is 0.84% of value, and the 2026 conforming loan limit here is $832,750 — borrow more than that and you need a jumbo loan.
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Assumes housing costs stay at 33% of gross income — the sustainable middle, not the maximum a lender would approve. A typical home in Adams County costs $307,472. Rates as of 5 September 2026; they move weekly and your quote will differ.
What each income buys here
| Household income | Conventional | VA | Zero-down CU | FHA |
|---|---|---|---|---|
| $75,000 | $333,000 | $275,000 | $252,000 | $269,000 |
| $100,000 | $450,000 | $372,000 | $341,000 | $364,000 |
| $125,000 | $567,000 | $469,000 | $430,000 | $458,000 |
| $150,000 | $684,000 | $566,000 | $519,000 | $553,000 |
| $200,000 | $919,000 | $760,000 | $697,000 | $743,000 |
Conventional assumes 20% down. VA and credit-union 100% financing assume zero down with the funding fee financed into the loan; FHA assumes 3.5% down with mortgage insurance for the life of the loan. All hold housing at 33% of gross income and cap total debt at the program’s underwriting limit.
Towns in Adams County
| Town | Typical home | Year over year | Income needed | |
|---|---|---|---|---|
| Othello | $335,306 | -1.6% | $76,000 | Details |
| Ritzville | $236,238 | -3.3% | $54,000 | Details |
| Lind | $205,892 | +1.3% | $48,000 | Details |
The cheapest places in the county are Lind ($206K), Ritzville ($236K), Othello ($335K).
How the zero-down math actually works
Putting nothing down does not simply move the down payment to zero — it costs you twice. Zero-down programs price above conventional, and they finance a funding fee into the balance, so you start out owing more than the house cost. In Adams County that difference is worth roughly $165K of purchasing power at a $150,000 income.
The exception is the VA loan. If anyone on the loan is Active Duty, Reserve, or a Veteran, it prices below conventional and charges no mortgage insurance — and the funding fee is waived entirely with any VA disability rating. It is almost always the cheapest zero-down option, and it is worth about $47K more house than a credit-union 100% loan here.