Home Affordability in Lewis County, WA
A typical home in Lewis County is worth $433,836, up 1.6% year over year. The effective property tax rate is 0.71% 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 Lewis County costs $433,836. 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 | $331,000 | $273,000 | $250,000 | $266,000 |
| $100,000 | $450,000 | $371,000 | $340,000 | $363,000 |
| $125,000 | $570,000 | $470,000 | $430,000 | $459,000 |
| $150,000 | $689,000 | $568,000 | $520,000 | $555,000 |
| $200,000 | $928,000 | $765,000 | $701,000 | $748,000 |
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 Lewis County
| Town | Typical home | Year over year | Income needed | |
|---|---|---|---|---|
| Centralia | $392,170 | +0.3% | $88,000 | Details |
| Chehalis | $480,040 | +2% | $106,000 | Details |
| Winlock | $462,850 | +2.3% | $103,000 | Details |
| Onalaska | $508,905 | +2.3% | $112,000 | Details |
| Toledo | $513,255 | +1.8% | $113,000 | Details |
| Morton | $351,542 | +0.6% | $79,000 | Details |
| Mossyrock | $444,029 | +1% | $99,000 | Details |
| Randle | $348,614 | +0.9% | $79,000 | Details |
| Pe Ell | $309,559 | -3.2% | $71,000 | Details |
| Ethel | $570,140 | +3.4% | $125,000 | Details |
| Packwood | $451,317 | +2.4% | $100,000 | Details |
| Silver Creek | $504,997 | +0.7% | $111,000 | Details |
| Vader | $348,182 | -0.8% | $79,000 | Details |
| Napavine | $422,438 | +4% | $94,000 | Details |
The cheapest places in the county are Pe Ell ($310K), Vader ($348K), Randle ($349K).
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 Lewis County that difference is worth roughly $169K 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 $48K more house than a credit-union 100% loan here.