Home Affordability in Franklin County, WA
A typical home in Franklin County is worth $416,623, up 0.4% year over year. The effective property tax rate is 0.76% 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 Franklin County costs $416,623. 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 | $329,000 | $272,000 | $249,000 | $266,000 |
| $100,000 | $448,000 | $370,000 | $339,000 | $361,000 |
| $125,000 | $567,000 | $468,000 | $429,000 | $457,000 |
| $150,000 | $685,000 | $566,000 | $518,000 | $553,000 |
| $200,000 | $923,000 | $761,000 | $698,000 | $744,000 |
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 Franklin County
| Town | Typical home | Year over year | Income needed | |
|---|---|---|---|---|
| Pasco | $416,723 | +0.3% | $93,000 | Details |
| Connell | $318,777 | +2.6% | $73,000 | Details |
| Mesa | $555,568 | +3% | $123,000 | Details |
| Eltopia | $699,706 | +5.8% | $153,000 | Details |
The cheapest places in the county are Connell ($319K), Pasco ($417K), Mesa ($556K).
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 Franklin County that difference is worth roughly $167K 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.