Blog > How to Buy a Home with Little or No Money Down in Pierce County
Buying your first home is one of life’s biggest milestones — and if you’ve ever dreamed of owning a place in Pierce County, you’re not alone. Whether you want to buy a home in Tacoma, buy a home in Puyallup, or buy a home in Orting, the good news is that you don’t always need a massive down payment to get started.
In fact, with the right guidance, you can step into homeownership with little or even no money down.
At The Barnard Group at Real Broker (ΓEA⅃), we’ve helped countless local buyers make their dream of homeownership real — even when they thought it wasn’t possible. Here’s how you can do the same.
1. The Myth About Needing 20% Down
You’ve probably heard that you need 20% down to buy a house. That’s one of the biggest myths in Tacoma real estate and across the country.
Today, most buyers put down far less — and many qualify for programs that require no down payment at all. In Pierce County, options like USDA loans, VA loans, and down payment assistance programs can open the door to homeownership faster than you think.
2. No-Money-Down Loan Options
VA Loans (0% Down)
If you’re an active-duty service member, veteran, or surviving spouse, a VA loan may allow you to buy a home with no money down. These loans often have lower interest rates and no private mortgage insurance (PMI), saving you thousands over the life of your loan.
Homes in areas like Puyallup, Tacoma, and Orting qualify, and with the right lender, you can start your VA loan journey quickly.
USDA Loans (0% Down)
For homes located in more rural parts of Pierce County — such as Orting or Graham — the USDA loan offers another no-money-down path. These loans are designed to help moderate-income buyers in eligible areas purchase primary residences.
Imagine moving into a peaceful Orting neighborhood, surrounded by mountain views, without having to empty your savings account.
3. Low-Down-Payment Options
FHA Loans (3.5% Down)
FHA loans are one of the most popular programs for first-time buyers. You can qualify with as little as 3.5% down and more flexible credit requirements.
Many buyers use this to buy a home in Tacoma or buy a home in Puyallup, especially when they’re building credit or saving for other expenses like furniture and moving costs.
Conventional Loans (3–5% Down)
You don’t have to go with an FHA loan to get a low down payment. Some conventional loan programs let you buy a home with just 3% down if you meet income or first-time buyer guidelines.
This is a great option for those looking to invest in real estate in Washington over time — starting with your first home and eventually growing equity.
4. Down Payment Assistance (DPA) in Washington State
Washington offers several down payment assistance programs to help qualified buyers cover the upfront costs of homeownership.
The Washington State Housing Finance Commission (WSHFC) provides programs that can help with both down payment and closing costs. Many of our clients in Puyallup real estate and Tacoma real estate markets have used this path successfully.
These programs are often combined with FHA, VA, or conventional loans — meaning you could buy a home with little or no out-of-pocket cash.
5. Creative Ways to Boost Your Buying Power
Sometimes, buyers think they’re not ready — but with the right strategy, they are. Here are a few creative moves you can make:
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Gift funds: Family can help cover part of your down payment.
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Seller credits: When you buy a home in Puyallup or buy a home in Orting, sellers may agree to pay part of your closing costs.
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Negotiation power: A skilled local agent (like Josh Barnard) can structure your offer to minimize your upfront costs while keeping it competitive.
This is where working with the best realtor in Tacoma, best realtor in Puyallup, or best realtor in Orting truly pays off.
6. The Advantage of Local Expertise
Every city in Pierce County is different — from downtown Tacoma condos to quiet Puyallup cul-de-sacs and Orting’s country charm.
As a lifelong local and the founder of The Barnard Group, Josh understands the nuances of each area. He knows which lenders offer the best low-down programs, how to align your finances with the right property, and how to position your offer to win — even in competitive markets.
You deserve a guide who cares about your goals, not just the sale. That’s what sets The Barnard Group apart.
Learn more about our buying process here: https://www.barnardgroupre.com/buying
7. Building Equity and Your Future
When you buy a home in Tacoma, buy a home in Puyallup, or buy a home in Orting, you’re not just getting a house — you’re investing in your future.
Even a modest home purchase can turn into significant equity over time. That equity can later help you sell your home in Tacoma and move up, or even invest in real estate in Washington through rental properties.
If you’re renting right now, consider this: every rent check you send builds someone else’s wealth. When you own, you’re building your own.
8. Your Next Step
You don’t have to wait until you have a huge down payment saved. You just need the right guidance.
At The Barnard Group, we’ll connect you with trusted lenders, guide you through local programs, and help you uncover every opportunity to make your dream possible.
Whether you’re ready to buy or looking to sell your home in Puyallup, our team is here to serve with excellence, empathy, and proven expertise.
Ready to make your move?
Call or text Josh Barnard at 253-677-5765 or visit BarnardGroupRE.com to get started.
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